HomeMy Public PortalAboutTLOA-2020-0007 Gateway DistrictStaff Memo and DraftDate of Meeting: November 5, 2020
TOWN OF LEESBURG
PLANNING COMMISSION WORK SESSION
Subject: TLOA-2020-0007 Amendments to Article 7 of the Zoning Ordinance to
establish the Gateway District Design Guidelines
Staff Team: Susan Berry-Hill, Director
Brian Boucher, Deputy Director
Lauren Murphy, Preservation Planner
Debi Parry, Planning and Zoning Analyst
Rich Klusek, Senior Planner
Applicant: None - Town Council initiated amendments.
Proposal: This Zoning Ordinance amendment will incorporate the Gateway
District Design Guidelines by reference in Section 7.12.4
Planning Commission Critical Action Date: November 19, 2020
Staff Recommendation: Staff recommends that the Planning Commission review
the draft Gateway District Design Guidelines at the November 5,
2020 work session and recommend changes as deemed appropriate
in preparation for the public hearing which is scheduled for
November 19, 2020.
Initiation Date: This Zoning Ordinance amendment was initiated by Town Council
on February 27, 2018 through Resolution 2018-028.
Web Link: https://www.leesburgva.gov/government/departments/planning-
zoning/current-planning-zoning-projects/gateway-project
Suggested Motions:
1. Revisions to the Draft
I move that the following revisions be made to the Zoning Ordinance amendment
application TLOA-2020-0007, Gateway District Design Guidelines, in preparation for the
November 19, 2020 Planning Commission Public Hearing:
________________________________________________________________________
________________________________________________________________._.
Or
2. Alternate Motion
I move [an alternate motion]: _________________________________________.
Gateway District Design Guidelines
Planning Commission Work Session
November 5, 2020
Page 2 of 7
Background Information
Gateway District: In October, 2016 the Town Council initiated the H-2 Work Group
(H2WG) to consider updating or replacing the H-2, Historic Corridor Architectural
Control Overlay District. The H2WG was initially composed of three members of the
Board of Architecture Review (Teresa Minchew, Dale Goodson, and Richard
Koochagian) and two members of the Planning Commission (Gigi Robinson and Doris
Kidder who later resigned from the Planning Commission and was replaced by Nick
Clemente). The H2WG developed an approach to replacement of the H2 District with
the new Gateway District.
In February, 2018, the H-2 Work Group recommended a three-fold approach for the
Gateway District:
1. Zoning Map and Ordinance changes to establish new boundaries for the Gateway
Overlay district and text changes to establish Ordinance regulations pertaining to
the district; and
2. An update or replacement of the H-2 District Guidelines with new Gateway
District Guidelines; and
3. Development of a Streetscape Plan for the Gateway District.
Town Council accepted these recommendations through adoption of Resolution 2018-
028 (Attachment 2) on February 27, 2018. This action directed establishment of the
Gateway District Overlay; Zoning Ordinance text amendments to include a new section
of the Ordinance for the Gateway District; development of design guidelines to be
incorporated into the Zoning Ordinance by reference; and development of a Streetscape
Plan for the five main corridors of the Gateway District. The corridors composing the
Gateway District are shown on the map below:
Gateway District Design Guidelines
Planning Commission Work Session
November 5, 2020
Page 3 of 7
The main purpose of the amendments to the Official Zoning Map and the Zoning
Ordinance is to establish the Gateway District with its upgraded requirements to
articulate design expectations in the Town in these corridors. Ultimately this will better
protect the major entryways into the Old and Historic District of Leesburg. For four of
the corridors the Gateway District would replace the H-2, Historic Corridor Control
Architectural Overlay District (“H-2 District”). These include portions of North and
South King Street and East and West Market Street. The Edwards Ferry Road corridor is
a new addition to this architectural control district.
On July 28, 2020 the Town Council approved Zoning Ordinance Map amendments for
the Gateway District Overlay District and new Zoning Ordinance text in Section 7.12 for
the District.
On October 15, 2020, the Planning Commission reviewed and recommended approval of
the Gateway District Streetscape Plan. The Town Council is scheduled to hold a work
session on the Streetscape Plan on November 23, 2020.
The Gateway Guideline document is the third and last component of the Gateway project.
The H2 Work Group has vetted the draft guidelines, with the exception of the sign design
guidelines, and a majority of the draft is now ready for the Planning Commission to
review at the Work Session scheduled for November 5, 2020. Remaining sections will be
completed for the Planning Commission review of the document on November 19, 2020.
Background on the Design Guidelines.
Authority for these design guidelines is provided in Section 15.2306 of the Code of
Virginia. The Code allows jurisdictions to adopt architectural overlay districts and
develop architectural and site design guidelines to influence design in corridors that lead
to historic districts. Leesburg first enacted the H-2 Overlay and Guidelines over 30 years
ago. The Gateway effort is the first time the guidelines have been comprehensively
updated.
Adopted by Reference in the Zoning Ordinance: As with the H-2 Guidelines, the
Gateway District Design Guidelines document will be incorporated into the Zoning
Ordinance by reference in Section 7.12.4. The document will be accessed online and it
will be formatted as a printable document.
Usage of the Guidelines. Property owners and land development applicants in the
Gateway District will need to apply for Certificates of Appropriateness for exterior
alterations or new construction in the Gateway District. They will use the guidelines to
develop site and architectural plans and the Board of Architecture Review (BAR) and the
Preservation Planner and Planning and Zoning Analyst will review these plans for
consistency with the Guidelines.
H-2 Guidelines. The Gateway Guidelines will replace the H-2 Design Guidelines
except for parcels for which proffers have been approved that commit to design per the
H-2 Guidelines. In those cases the property owner has the right to continue using the H-2
Gateway District Design Guidelines
Planning Commission Work Session
November 5, 2020
Page 4 of 7
Guidelines for renovation projects or construction. However, property owners may
amend their proffers to opt into the new Gateway Guidelines instead.
Organization. The Gateway Guidelines document is organized into four chapters, the
Introduction, Site Design, Building Design, Sign Design, and there is a Glossary.
Introduction – Most design documents include preliminary information to help the user
understand the design guideline document and how to use it. The Introduction Gateway
document includes:
• Statutory Authority. The Commonwealth of Virginia is a Dillon Rule state which
means all authority to enact ordinances must be delegated to localities from the
General Assembly. The Introduction provides the citation in the Code allowing
Leesburg to establish the Gateway District and administer guidelines to review
architecture and site design in the District.
• Background on the H-2. This section shows that Leesburg has had a long-standing
interest in trying to foster good community and building design and outlines the
approach used to create the Gateway District.
• Character Statement for the Gateway District. The H2WG developed a statement
that stresses the importance of preserving the character of Leesburg and the
importance of the corridors in Gateway District which lead to the Old and
Historic District.
• Purpose of Design Guidelines. Comprehensive Plan policy, regulations and
design guidelines work together to explain the expectations for good design in
Leesburg.
• Role of Design Review. Zoning and engineering requirements provide the basics
for site and building design. Usually they represent minimum requirements such
as minimum setback requirements. Design review adds more dimension to these
requirements by discussing all the elements of design. Design review assists
property owners and developers by explainging what the Town wants with respect
to design. Note that design review does not dictate certain styles or design but
rather identifies the best design options for particular contexts.
• Guiding Principles. These set the priorities for the Gateway District. Even if the
Gateway Guidelines do not address every situation, the Guiding Principles should
give an overarching sense of design objectives to help guide design review.
• Scope of the District. This shows the physical areas for which the Gateway
Guidelines apply.
• Relationship to other Documents. The Comprehensive Plan, including area plans,
regulatory documents including the Zoning Ordinance, DCSM and SLDR all play
a role in land development and design. This section provides an explanation on
how these documents work together to promote good design.
• How to Use the Guidelines. Some users of the Gateway Guidelines such as
developers and architects, the BAR, and staff are very accustomed to using such
tools. However, this section is intended to help property owners and residents
who are not familiar with the design review process.
Gateway District Design Guidelines
Planning Commission Work Session
November 5, 2020
Page 5 of 7
Site Design – The BAR considers some aspects of site design; however, their work is
more focused on building design. As such, this section of the Gateway Guidelines is
limited to those areas that relate most closely to the review of building design.
• Context
• Building Orientation and Placement
• Parking (surface)
• Public Spaces
• Screening
• Landscaping
• Site Utilities, equipment, and Service Areas
• Lighting
• Attached Housing
Building Design – This is the key focal area of the design guidelines. The document
includes the following design areas:
• Architectural Compatibility. As noted above the guidelines do not mandate a
certain style or architecture. Rather, good design refers to a composing
architectural elements in a way that complements the character of Leesburg.
• Specific Gateway Guidelines. This section depicts the individuality of each of the
corridors that compose the Gateway District.
• Existing Structures
o Façade Alterations
o Additions
o Demolition
• New Construction
o Building Form
Massing
Size, Scale and Height
o Roof Form
o Façade Articulation
o Windows and Doors
o Storefront Design
o Architectural Expression and Details
o Trademark or Corporate Architecture
o Materials and Texture
o Color
o Building Appurtenances
Awnings
Canopies and marquees
Drive Thru Canopies
Porches and Porticos
Patios and Decks
o Building Lighting
o Parking Structures
o Building Services
o Attached Housing
Multi-family housing
Gateway District Design Guidelines
Planning Commission Work Session
November 5, 2020
Page 6 of 7
Attached housing
o Sustainable Building Design
Glossary – the Glossary is provided to assure that there is a common understanding of
terms.
Status of Incomplete Sections in the October 29 Draft. The text in the draft that has been
provided to the Planning Commission for the November 5th work session is largely
complete with the exception of the sign guidelines. The sign guidelines are still being
prepared and will be included in the next draft which will be provided for the Planning
Commission public hearing on November 19th.
Additionally, the Town has hired a Consultant to provide graphics, pictures, and
illustrations to help the user of the document understand the concepts. Staff is
anticipating that some of these graphic illustrations will be included with the draft
provided for the Planning Commission public hearing on November 19th. All of the
graphics and pictures will be included with the draft that will be sent to Council for their
public hearing on December 9th.
BAR Input. The October 29 draft has been sent to the BAR and comments will be
solicited. If there are comments, staff will bring these to the Planning Commission work
session on November 5th.
Planning Commission Work Session Approach on November 5th. This document will be
primarily used by the BAR. Representatives from that body have given thorough
consideration to the content and specific wording of the draft guidelines based on
experience applying such guidelines in the past. As such, the role of the Planning
Commission for the review of this document should probably be different than it usually
is for the review of Zoning Ordinance amendments. That is, the Planning Commission
may wish to defer to the BAR on much of the specific wording of the guidelines.
Instead, the Planning Commission may wish to focus on overarching content of the
document. Staff suggests questions such as:
• Do you agree with the character statement and the characterization of Leesburg
and the corridors in the Gateway District?
• Do you think the guideline document supports the regulatory standards that are in
Section 7.12.24 of the Zoning Ordinance.
• Are there suggestions to make the document more clear and understandable?
• Are there any glaring omissions?
Preparation for November 19, 2020 Planning Commission Public Hearing. Staff
recommends that the Planning Commission fully use the opportunity on November 5 to
ask questions, discuss and thoroughly understand the Gateway Guidelines document. If
the Planning Commission has suggestions for changes or edits, please bring these to the
work session on November 5th. This will help prepare for the public hearing and
potentially for action on the Gateway Guidelines on that evening which in turn, will
help in meeting Council’s expectations.
Gateway District Design Guidelines
Planning Commission Work Session
November 5, 2020
Page 7 of 7
Town Council Public Hearing on December 9, 2020. Staff has committed to getting the
three components of the Gateway Project – the Zoning Ordinance Overlay and Text
Amendment, Guidelines, and Streetscape Plan - to Town Council in 2020. As such, the
Town Council public hearing on the Guidelines has been scheduled for December 9,
2020. Staff respectfully requests that the Planning Commission complete their review of
the Guidelines by November 19th and provide a recommendation to Town Council for
their December 9th meeting.
Follow up on Site Design with the Planning Commission. Initial drafts of the Gateway
Design Guidelines contained significantly more site design guidelines. However, these
were cut from the draft because the BAR representatives did not feel that they were the
correct body to administer such guidelines. They felt that the Planning Commission was
the correct body to administer them. Commissioner Robinson has requested that the
Planning Commission would like to discuss the possibility of developing a site design
guideline document for the Planning Commission to use in its work reviewing rezoning
and special exception applications. Note that this discussion is independent of discussion
and action on the Gateway District Design Guidelines. Commissioner Robinson and
Staff will be prepared to discuss with the Planning Commission on November 5 as
potentially work to pursue in 2021.
Attachments:
1. Draft Gateway District Design Guidelines dated October 28, 2020
Page 1
Contents
Gateway District Design Guidelines .................................................................................................................................................. 3
1. Introduction.............................................................................................................................................................................. 3
2. The Purpose of Design Review Guidelines ............................................................................................................................. 3
3. The Role of Design Review ..................................................................................................................................................... 4
4. Background on the H-2 Corridor Overlay District .................................................................................................................... 5
5. The Guiding Principles of the Gateway District ....................................................................................................................... 6
6. Scope of the Gateway District ................................................................................................................................................. 7
7. Relationship to Other Relevant Documents ............................................................................................................................ 8
8. Statutory Authority ................................................................................................................................................................... 8
9. Design Review Authority ......................................................................................................................................................... 9
10. Continued use of H-2 Guidelines ............................................................................................................................................ 9
11. How to Use the Gateway Design Guidelines .......................................................................................................................... 9
Site Design Guidelines .................................................................................................................................................................... 11
1. Goals for Site Design in the Gateway District ....................................................................................................................... 11
2. Existing Conditions ................................................................................................................................................................ 11
3. Future Site Design in the Gateway District............................................................................................................................ 12
4. Guidelines – All Gateway Locations ...................................................................................................................................... 12
A. Context of the Site and Connectivity between a Site and Adjacent Areas ....................................................................... 12
B. Building Orientation and Placement ................................................................................................................................. 12
C. Parking ............................................................................................................................................................................. 13
D. Public Spaces ................................................................................................................................................................... 13
E. Screening ......................................................................................................................................................................... 14
F. Landscaping ..................................................................................................................................................................... 14
G. Site Utilities, Equipment, and Service Areas .................................................................................................................... 15
H. Lighting ............................................................................................................................................................................. 16
I. Attached Housing ............................................................................................................................................................. 17
Building Design Guidelines ............................................................................................................................................................. 18
1. Architectural Compatibility ..................................................................................................................................................... 18
2. Specific Gateway Guidelines................................................................................................................................................. 21
A. North King Street .............................................................................................................................................................. 21
B. South King Street ............................................................................................................................................................. 21
C. East Market Street ............................................................................................................................................................ 21
D. West Market Street ........................................................................................................................................................... 21
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E. Edwards Ferry Road ........................................................................................................................................................ 21
3. Existing Structures: ............................................................................................................................................................... 22
A. Existing Structures - Façade Alterations: ......................................................................................................................... 22
B. Existing Structures - Additions: ........................................................................................................................................ 23
C. Existing Structures – Demolition: ..................................................................................................................................... 23
4. New Construction .................................................................................................................................................................. 24
A. Building Form ................................................................................................................................................................... 24
1. Massing ....................................................................................................................................................................... 24
2. Size, Scale, & Height ................................................................................................................................................... 25
B. Roof Forms ....................................................................................................................................................................... 27
C. Façade Articulation: .......................................................................................................................................................... 27
D. Windows & Doors: ............................................................................................................................................................ 29
E. Storefront Design ............................................................................................................................................................. 29
F. Architectural Expression and Details ................................................................................................................................ 30
G. Trademark or Corporate Architecture ............................................................................................................................... 31
H. Materials and Texture ....................................................................................................................................................... 31
I. Color ................................................................................................................................................................................. 33
J. Building Appurtenances ................................................................................................................................................... 33
1. Awnings ....................................................................................................................................................................... 33
2. Canopies and Marquees ............................................................................................................................................. 34
3. Drive Thru Canopies .................................................................................................................................................... 35
4. Porches and Porticos .................................................................................................................................................. 35
5. Balconies and Decks ................................................................................................................................................... 36
K. Building Lighting ............................................................................................................................................................... 36
L. Parking Structures ............................................................................................................................................................ 37
M. Building Services ......................................................................................................................................................... 37
N. Attached Housing ............................................................................................................................................................. 39
1. Multi-Family Housing ................................................................................................................................................... 39
2. Single Family Attached (Townhomes) Housing ........................................................................................................... 39
O. Sustainable Building Design ............................................................................................................................................. 40
Page 3
Gateway District Design Guidelines
Draft Date: October 29, 2020
1. Introduction
The H-2 Corridor Overlay District and Guidelines were
established in 1990 to encourage better design and
enhance the visual experience along Leesburg's major
roadways leading into the Old and Historic District. Virginia
law1' allows municipalities to designate important routes of
tourist access to recognize historic districts and landmarks
as corridors subject to special design regulations and
review. The H-2 Overlay District consisted of U.S. Route 15
(North and South King streets) and Virginia Route 7 (East
and West Market streets) which served as such access
corridors.
The Gateway District Overlay and Guidelines replaced the
H-2 Overlay and Guidelines with one exception as
described below. However, the intent of the district is the
same. It is to promote good design which would create a
better sense of transition between the intrinsic
characteristics of the Old and Historic District and the
transportation corridors that lead to the Historic District.
By developing a greater awareness of such characteristics,
property owners, the development community, and town
officials alike can achieve better design in the Gateway
District. Through a collaborative effort to administer the
Gateway District Guidelines, the design quality of the Old
and Historic District can be embodied in the architecture
and site development of properties along these designated
entry routes into the District.
2. The Purpose of Design Review Guidelines
The purpose of this document is to address the important design aspects that affect the appearance of
Leesburg's entry corridors. The Town Plan sets goals for the town to emphasize quality development that
recognize Leesburg’s character. The Gateway District Guidelines pick up where the Town Plan leaves off
by informing property owners, Town officials and developers how to best meet those design goals.
The goal is to assure continuity of design guidance connecting the Gateway District to the Old and Historic
District. These design guidelines should embody good design principles to assure that development in the
Gateway District respects and enhances the transportation approaches that lead to the Old and Historic
District. Over time, the community preferences for development design may shift when considering new
construction or redevelopment options. This will prompt periodic updates to the Gateway District Guidelines.
1 Refer to Section 15...1-503.2 of the Code of Virginia, as amended. [check current reference]
The Character of Leesburg’s Historic District and
the Gateway District:
The Town of Leesburg’s Old and Historic District is the source
of its identity and character.
At the convergence of river, rail, and road, the Town’s rich
history originates from its role as a trade and transportation
center, as well as the seat of the regional government and
judiciary.
From this beginning, the town emerged having an energizing
mix of land uses displayed through its historic landmarks and
architecture, human scaled blocks and buildings, and views
of the rolling Piedmont terrain.
Leesburg is fortunate to have character defining resources
such as:
A vital downtown commercial district
Distinct neighborhoods
Public squares and places to gather
Venues for outdoor recreation and the W&OD trail
This richly human environment creates a sense of place
which supports a deep sense of community along with a small
town feel and charm.
It is this character that the Gateway District is intended to
respect and reflect as they evolve.
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For example, the H-2 Guidelines were developed during a time when design was more automobile-oriented.
Commercial strip centers dominated development styles in the 1960s -1990’s. Today, more walkable, less
car-dependent forms of development are preferred. The point being that the Gateway District Guidelines
need to be flexible and agile to respond to evolving development trends that will affect the Gateway District,
possibly in ways that would not affect the Old and Historic District. One such example is franchise
architecture. This will be much more of an issue in the Gateway District than it will be in the Old and Historic
District.
The purpose of this Gateway District Design Guidelines document is to:
Encourage quality development through good design that is respectful of the Old and Historic District
but which also recognizes the transition to more contemporary areas of Leesburg in the Gateway
District.
Encourage design of the highest quality where each building and public space contributes positively
to the overall character of the area.
Provide a common language for determining ‘quality’ design.
Provide design options and solutions that are mindful of the desire for high quality development and
the need for development to be feasible.
Foster desirable and compatible development that responds to the surrounding context and makes
it better in terms of meeting the Gateway District goals.
3. The Role of Design Review
The Town of Leesburg has found that new development can have both a positive and negative impact on the
character of an area. Zoning, subdivision controls and housing and building codes can prevent or mitigate
some of the detrimental effects of one land use upon another. Other aspects of development are more subtle.
Design review can do what other land use controls cannot: monitor the quality of design and assist the Town
in achieving its urban design objectives.
Site design and building design affect the appearance of Leesburg and in some instances, may even affect
the overall visual quality and character of the town. Therefore, the Town's objective for design review is to
assure that site design and building design contribute not only to the immediate context in which they are
located but also within the overall urban design fabric of the community.
The design review process is intended to ensure that new development is not only consistent with the town's
zoning ordinance and comprehensive plan but that it is functionally well -designed, fits in well with the
surrounding built and natural environment, and is in keeping with the distinctive character of Leesburg. The
description of this ‘character’ is often elusive because it includes not just the character of the historic
downtown, but also the various land use patterns and architectural styles that have evolved over the last
seventy–five years in the other areas of Town. The Gateway District is home to land use patterns and
architectural styles that sometimes emulate the Old and Historic District but more often rely on suburban style
land use patterns. These Guidelines will emphasize traditional land use and architectural design to retrofit
the Gateway District to a more traditional land use and building design pattern over time.
The role of design review increases the public awareness about the design vision for the Gateway District.
The Guidelines will assist property owners and developers in unde rstanding the design objectives of the
Town and to provide upfront guidance to them when they are developing plans. This review process can
help the town achieve a stable balance between the rights of the individual property owner and the needs of
Page 5
the community at large. It should be conducted using the guidelines to provide an objective and fair basis
for design review.
It is important to also note what the role of design review does not do. The role of design review is not to
dictate a certain style or design. Rather, it is to consider the development context and identify the best design
options given that context. The role of design review in the Gateway District does not address interior building
space. Lastly, the design review does not regulate the building height, area coverage, or setbacks – this is
the domain of Zoning Ordinance regulatory provisions.
The figure below illustrates the relationship between zoning and design guidelines. The district is subject to additional
standards for development that supplement the requirements of the underlying zoning districts.
4. Background on the H-2 Corridor Overlay District
Leesburg's first officially recognized historic district was created in 1963 through the adoption of a new article
to the Leesburg Zoning Ordinance creating the Old and Historic District (also referred to as the H -1 District).
The intent of the H-1 District is to protect and enhance the unique physical character of the area while
recognizing the needs of existing residential, commercial, governmental, service and cultural uses. This
Zoning Ordinance article also authorized the formation of the Board of Architectural Review (BAR) for the
purpose of determining the appropriateness of exterior architectural changes to existing s tructures, reviewing
the appearance of new construction to ensure compatibility within the District, and reviewing requests for
demolition or relocation of structures. Today the BAR uses The Old and Historic District Design Guidelines,
adopted in 2009 for the review of projects in the H-1.
The Town’s comprehensive plan has through various updates and iterations over the years has always
identified good community design as a key objective. The 1986 Town Plan policy direction, as well as state
enabling legislation, spurred an effort by the Town Council to expand design review to the key corridors
leading to the H-1 District. In 1990, the Town Council adopted the H-2 Corridor Overlay District and
Guidelines.
The H-2 Guidelines have served the Town well over the years. However, there have been changes in
community preferences for design that prompted the need to update the guidelines. As referenced above,
urban site and building design preferences have trended away auto -oriented development to mixed use
Page 6
development in a walkable format. This and other design needs prompted the need to update the H -2
Guidelines
In October, 2016, the Town Council formed a steering committee composed of members of the BAR and
Planning Commission to develop an approach for updating or replacing the H-2 Guidelines. This steering
committee was known as the H-2 Work Group. In 2018, the H-2 Work Group presented, and Council
accepted, a three part approach to replacing the H-2 Overlay District and Guidelines. They recommended:
Zoning Ordinance Overlay and Standards. The Gateway District would include the same four
transportation corridors as the H-2 District – North and South King Street and East and West Market
Street - but also include Edwards Ferry Road. There would also be new boundaries for each of the
corridors, namely to eliminate areas of single family detached housing and to include greater areas
of commercial development. Lastly, there would be Zoning Ordinance standards which would add
regulatory strength to the Gateway District guidelines.
Gateway District Guidelines. Relevant H-2 Guidelines would be retained, but new guidelines would
also be developed to reflect current design needs and to anticipate those of the future.
Streetscape Plan. The H-2 Work Group recognized that streetscape design is an important part of
the look and feel of the Gateway District and recommended that a streetscape plan be developed
for the Gateway District.
5. The Guiding Principles of the Gateway District
The intent of the Gateway District Guidelines and review process is to protect the integrity of Town’s Old and
Historic District and its architectural resources by ensuring that the corridors that lead to it are of a quality
development that is complementary to, and worthy of, those resources. The Gu iding Principles are
essentially the priorities for the Gateway District and all architectural and site design changes in the District
should be evaluated to assure that they are met.
Respect and Enhance Leesburg’s Character
New construction, infill, redevelopment of single buildings or entire projects, and alterations to existing
buildings should respect the character of Leesburg which is a traditional, historic community. Imitation of
existing historic buildings in the Old and Historic District is not appropriate in the Gateway District. However,
architecture that is inspired by the building design of buildings in the Historic District may be appropriate and
provide design connectivity to Leesburg’s historic area. Contemporary architecture can be appr opriate when
it is respectful of the traditional scale, materials and other design elements of the Historic District. Franchise
design or corporate signature buildings must be modified to fit the character of Leesburg.
Create a Sense of Place
Where mixed use developments and multi-building projects are proposed, the goal is to create a strong sense
of being in a place that is identifiable with Leesburg. A collection of qualities that are visual, cultural, social
and environmental that make the Gateway District unique within the Town. Architecture and site design
should contribute to places that people enjoy being in and that residents are proud to call part of Leesburg.
Building arrangements, uses, natural features, and landscaping should contribute to create exterior space
where people want to interact.
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Respect Existing Historic Structures
Preserve significant historic buildings that exist within the Gateway District as well as distinctive architecture
from more recent periods. New construction should enhance historic buildings and not detract from them or
overwhelm them.
Create a Sense of Arrival
Inviting site design, streetscape design and quality architecture together contribute to an engaging public
realm. For visitors, there is a distinct sense that the Town they are entering prioritizes a quality urban
environment and makes an effort to distinguish itself from other places. For residents, the Gateway District
should evoke a sense of pride in their community.
Maintain Human Scale in Buildings and Spaces
This is one of the key characteristics of the Historic District that should be adapted for the Gateway District.
The built environment should not overwhelm the human ability to relate to the building form or navigate
distances between buildings and open spaces. Building scale, height, mass, complexity of form, and details
may vary between the Downtown and the Gateway District with respect to human scale but it is nonetheless
just as important in the Gateway District as it is in the Historic District.
Walkable
This is probably one of the key characteristics of the Old and Historic District that should be emulated in the
Gateway District. Walkability should be a key part of site design. Pedestrian connectivity should be a basic
building block of all site design as opposed to being an afterthought.
Minimize Visual Clutter
Private and public signage, art, wayfinding systems and other site and streetscape elements should be
sufficient to provide the message, but not add to visual clutter. Signage , art and landscaping treatments
should be complementary to the architecture to which they are associated.
6. Scope of the Gateway District
The Gateway District includes the areas adjacent to U.S. Route 15 (North and South King streets) and
Virginia Route 7 (East and West Market streets) and a new corridor, Edwards Ferry Road from the eastern
corporate limits to the H-1 Old and Historic District. These corridors are all within the corporate limits of
Leesburg and exclusive of the H·1 Overlay District. As an overlay district the Gateway District, like the Old
and Historic District, provides additional standards for development that supplement the requirements of the
underlying zoning districts. While the permitted land uses for parcels are still determined by the Town· Zoning
Ordinance and Zoning Map, the ways in which those uses are developed are influenced by the provisions of
the Gateway District Ordinance requirements and the guidelines in this document. All parcels within these
corridors are subject to Gateway District review; however, there are several exceptions. Single-family
residential properties are exempt with the exception of fences and sheds that are located or proposed within
fifteen feet of the right-of-way. Another exception is existing townhouse developments. Areas within the
Gateway District are subject to all relevant guidelines found in Chapters 1 and 2 of this document.
The boundaries of the overlay areas are shown for each of the individual corridors of the Gateway District.
[INSERT overall Gateway District Map here. INSERT each of the 5 Corridor maps].
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7. Relationship to Other Relevant Documents
The Town Plan lists as one of its primary goals the continued protection of the Old and Historic District, due
to its value as a historic resource and its contribution to the town's unique character. The Plan provides a
strong emphasis on the importance of maintaining Leesburg’s current character and strengthening it as new
building and development projects are proposed.
Additional policies in the Plan recognize that new development and redevelopment projects alike should be
designed to be compatible in character, scale, and design with surrounding buildings. Specific standards for
new development are outlined, addressing the need for buildings that respect the scale of adjacent buildings
and natural landforms, building materials and designs selected to harmonize with their surroundings, the
retention of tree cover and the importance of appropriate landscaping, the preservation of natural to pographic
characteristics, and the need for new development to reflect and not compete with the character of
surrounding areas.
The Eastern Gateway District Small Area Plan provides more detailed policy guidance for the East Market
corridor. It contains general building and site design policy guidance that should be used in conjunction with
these Guidelines for legislative land development projects.
In conjunction with the development of the Gateway District Guidelines, the Town has prepared a companion
document, the Gateway District Streetscape Plan for the five major entry corridors into Leesburg's Old and
Historic District. The streetscapes for each of the corridors is important to the overall design impression of
the Gateway District. This document provides streetscape planning goals for the five public roadways in the
Gateway District. It includes descriptions of the existing conditions for each corridor. The Plan identifies
where opportunities exist along the corridors to improve the visual quality of the streetscape, particularly
transitioning from Loudoun County countryside to the north, west and south of Town and from suburban
development east of town to the historic town center.
Additional information relating to site preparation and development can be found in other documents adopted
by the Town of Leesburg. These documents are available from the Department of Planning, Zoning.
Town Zoning Ordinance (especially Article 7.12: Gateway District; Article 9: Landscaping, Screening
and Open Space Regulations and Article 10: Sign Regulations)
Leesburg Design and Construction and Standards Manual (DCSM)
Subdivision and Land Development Regulations (SLDR)
There may be additional documents and regulations that may apply to individual sites or buildings. The
Department of Planning and Zoning can assist in the identification of these items.
8. Statutory Authority
Under the Code of Virginia, there is state -enabling legislation to give localities the power to create
preservation ordinances (See: 15.2-2306 Preservation of historical sites and architectural areas). In general,
this state legislation allows communities to pass an ordinance that establishes a locally designated historic
district, creates a review board with powers to review changes to the exterior of a his toric building or to any
new construction or addition as well within the district. It also provides similar review to any properties on
designated corridors that lead to historic districts. This section also provides for appeals to the local governing
body or beyond to the circuit court.
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9. Design Review Authority
Article 7 of the Zoning Ordinance addresses the processes for acceptance and review of Certificates of
Appropriateness. The Town’s Preservation Planner may review:
New structures that meet the Gateway Design Guidelines
Site alterations to existing structures including:
o Fences, driveways, walkways, exterior lighting, bollards, exterior color schemes
Alterations to Existing Structures including:
o In-kind replacement of roof materials
o Storm windows and doors, replacement of shutters, installation of HVAC units and minor utility -
related improvements
o Change in appearance of gutters, downspouts, attic vents and exterior doors
Demolition of structures that are 400 square feet or less.
The Board of Architecture Review will review all new construction and other applications where staff is not
completely certain that the proposal meets the guidelines.
With respect to design review for rezoning and special exception applications for properties that are loc ated
within the H-1 and Gateway Districts, the Town of Leesburg has embraced an integrated review approach.
To assure that early input is received from the BAR on these applications, staff will solicit a referral from the
BAR on high-level design aspects such as size, scale and massing of buildings. This input will fold into the
staff and Planning Commission review of these applications. If the rezoning or special exception application
is approved by the Town Council, the applicant will then seek BAR ap proval of a Certificate of
Appropriateness. This referral process is intended to bridge the design review of rezoning and special
exception projects between the Planning Commission and the Town Council and the BAR so that coordinated
recommendations go to the applicant from all reviewing bodies.
10. Continued use of H-2 Guidelines
Administration of the H-2 Guidelines will only be continued in one circumstance and that is for properties that
have proffers committing to the H-2 Guidelines. These properties have vested rights to continue to use the
H-2 Guidelines for any future changes unless the property owner amends the proffers.
11. How to Use the Gateway District Design Guidelines
The guidelines in this document are divided into three chapters, addressing the principal a spects of the land
development process, site design, building design and signage:
Chapter 1, Site Design Guidelines, addresses the design of site features that accompany buildings,
such as natural amenities, site access, parking, pedestrian circulation and lighting.
Chapter 2, Building Design Guidelines, is concerned with the exterior physical appearance of both
new and renovated buildings, including issues such as facade design, construction materials, and
color.
Chapter 3, Signage, will address all aspects of signage for buildings and sites.
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After determining that a project site is located within the boundaries of the Gateway District and before
beginning to formulate a development plan for a particular property, reference should be made to the Article
7 of the Zoning Ordinance which outlines the process for reviewing Certificates of Appropriateness and the
submittal requirements. An overview of some of the issues covered by the Guidelines can be obtained from
the first page of each of the chapters. Consulting the Guidelines early in the development process will enable
prospective applicants to more readily respond to the Town's urban design objectives for properties within
the Gateway District.
As the planning for a development project progresses, decision s must be made that will affect its form,
appearance and physical layout. The Guidelines can and do offer specific information on many issues that
relate to a project's visual impact. Observance of such principles will ensure that Leesburg grows in a manne r
that is visually compatible with its historic physical resources.
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Site Design Guidelines
1. Goals for Site Design in the Gateway District
The goal of the site design guidelines is to guide new development and redevelopment in the entry corridors
to the Town to respect and compliment the historic Downtown to which they lead. Development in the entry
corridors should distinguish the Leesburg community as a town that embraces good design and emphasizes
aesthetics. These guidelines will embody the site design characteristics that make the Downtown a
distinctive place.
There is a decisively cohesive feel to the Downtown. So how do we describe the building blocks that create
this special ‘small town’ atmosphere? In short, the Old and Historic District embraces traditional site design.
The layout of the downtown core is designed in a grid street network with human-scale block sizes. Buildings
front on the street with traditionally narrow frontages and with mostly adjoining buildings constructed to the
front parcel line. Parking is located along the street and at surface parking lots or parking structures that are
interior to blocks or at the periphery of the core downtown area. The traditional site design also includes a
mix of uses that are both vertically and horizontally mixed. These uses are proximate to usable amenity
areas that serve both relaxation and entertainment purposes. Pedestrian connections link uses and amenity
areas and emphasize walkability over the use of vehicular transport. Lastly, t he Town values its ‘green’ status
and is proud of the fact that it has been a Tree City USA for over thirty years. This is embodied in an emphasis
on creating and maintaining a network of street trees and vegetation in the Downtown and throughout the
town. All of these characteristics combine to form an attractive, integrated place called the Historic
Downtown.
2. Existing Conditions
The West Market and North King Street corridors of the Gateway District are largely residential and will have
limited new development opportunities. As such, these site design guidelines will have limited applicability
except for possible instances where residential redevelopment occurs. South King Street has a few
development sites available for which these site design guidelines will apply. The East Market Street and
Edwards Ferry Road corridors will have the most opportunities for new development and redevelopment and
therefore much of these guidelines is geared to these Gateway District corridors.
The challenge in regulating the appearance of developments in the Gateway District has been, and will
continue to be, to create an overriding aesthetic. Development in the East Market Street and Edwards Ferry
commercial areas has formed around a suburban, automotive -dominated environment and parcels have
been developed to be self-contained designs resulting in a lack of visual cohesiveness. These areas have
an expanded site layout with parking on the front of the lot between the building and the street. Building
setbacks vary from the right-of-way with most having a building footprint that consumes less than half of the
site’s acreage. The remainder of the parcel is often used for surface parking and some landscaping. This
suburban pattern differs greatly from the more compact, walkab le development form that is desired today.
The Village at Leesburg, built in the 2007 timeframe represents a ‘lifestyle center’ site design with some
buildings located on the periphery of the property but with the majority of the building orientation fro nting on
a ‘main street’ in the center of the site. A mixture of retail, restaurant and multi-family residential uses faces
the street. This site design style emphasizes a pedestrian experience within the development and as such, it
is closer to emulating the walkable experience in the Downtown. While sidewalks connect this commercial
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and residential center to the surrounding public streets, the site design focus is inward resulting in a
development that does not necessarily connect to the areas surroundi ng it.
3. Future Site Design in the Gateway District
These Guidelines use the traditional design characteristics of the Downtown but recognize that the scale and
type of development in Gateway District is much different from that in the Historic District. Areas closest to
the Downtown should reflect a preference for preserving the existing character of the Downtown. The intent
of the Gateway District is to provide a well-designed transition between the historic downtown and the more
suburban and contemporary development found in the Gateway District. These site design Guidelines
include ways to respect and build upon traditional site development patterns which connect to, and respect,
the surrounding neighborhoods. So what does this mean for new site de sign in the Gateway District? It
should attempt to emulate the grid pattern that is established in the Downtown. That grid will not be the same
scale as the downtown but will follow the downtown’s lead by assuring connectivity of streets and pedestrian
ways. Connectivity should provide for both internal and external connections to a development that connect
it with the corridor and/or neighborhood for which it is most closely associated. It will assure that all land uses
are planned to have a high degree of integration and proximity to one another. If a development includes a
mix of uses that are horizontally planned, they should be integrated through well -conceived pedestrian
connections and amenity areas that are developed integrally. The Gateway Distr ict will value open space
and recreational opportunities large and small and a variety of amenity areas of all sizes and designs that
can host interactive activities ranging from small coffee chats (think of the Adirondack chair circle at South
King Street Coffee) to bigger gathering spots (think of Music on the Green at Town Hall or outdoor events at
Ida Lee) and for people of all ages. The Gateway District will also place a high premium on the use of
vegetative materials to help integrate the site design , to soften the site, and to be strategically placed so as
to offer pedestrians shade and comfort.
4. Guidelines – All Gateway Locations
The intent of these guidelines is to enable new development, infill, redevelopment, and site improvements
provide multi-modal connectivity to surrounding areas; harmonize with surrounding development; and
increase walkability in support of the Gateway District and the Leesburg’s Old and Historic District.
A. Context of the Site and Connectivity between a Site and Adjacent A reas
1. Development of vacant properties should preserve, to the greatest extent possible, natural site
amenities such as the topography, natural drainage ways, and tree stands and these features should
be integrated into the site design.
B. Building Orientation and Placement
Buildings should be designed to respect the context in which they are located, including relationships to the
street, sidewalks, neighboring uses, and public spaces.
1. The front facades and main entries of buildings should be oriented toward primary streets. Orienting
the main entrance towards a plaza or secondary road may be found appropriate.
2. Secondary entrances may face local streets, parking, or adjoining developments.
3. Each side of a corner building that faces a street should be co nsidered a primary façade for design
purposes.
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4. Help define the public realm by limiting building setbacks at street intersections. Buildings along the
public right-of-way should be constructed with minimal setback.
5. Provide breaks in large developments and building masses to allow pedestrian connections between
developments.
6. Orient service areas to limit their impact on the development and with any neighboring areas or public
access ways.
7. Building placement should minimize the visual impact of surface parking lots from the public realm.
8. Building placement should not expose the rear façade to public access ways.
C. Parking
The location and appearance of parking facilities should have minimal impact to the character of the site as
well as Gateway District.
1. Parking lots and structures should be sited internally to the site. Surface parking located to the side
or rear of building areas may be found appropriate.
2. Create short term vehicular loading areas as appropriate.
3. Off-street parking lots and structures should be designed, located, and buffered in order to minimize
their negative visual impacts on surrounding areas. If parking lots cannot be screened from the public
right-of-way by building mass, screen parking lots with walls and berms may be appropriate.
4. Above grade elements of a parking garage such as entrances, walls, gates, lighting, signage, and
bollards should not detract from the architectural character of the surrounding buildings or the
Gateway District.
5. Minimize the scale of large parking lots by dividing them into modules or multiple smaller lots. Large
expanses of asphalt or concrete paved areas are not appropriate.
6. Using islands of sufficient size to support shade trees and vegetation that soften parking lots and
minimize their visual impact is appropriate.
7. Separating parking aisles with medians planted with shade trees along the length of the islands.
Avoid isolated islands with single trees or shrubs.
8. Include pedestrian walkways with planted medians to reinforce connectivity and separate
pedestrians from vehicular traffic.
D. Public Spaces
Public space includes but is not limited to sidewalks, walkways and paths, atriums, alleys, passive and active
parks, parklets, linear parks, civic plazas, tot lots, courtyards, and common greens. Public spaces should
contribute positively to the public realm and provide a variety of opportunities for leisure and recreation.
1. When public spaces are included, integrate them into the overall site design.
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2. Buildings may be oriented to frame gathering spaces, plazas, pedestrian courtyards, green space or
other functional open space. Trees, walls, topography and other site features may also be used to
define gathering spaces and to lend a human scale to the area.
3. Design of open spaces should incorporate existing natural elements.
4. Public art may be integrated into all park types, but particularly into high -visibility park spaces such
as civic plazas, common greens, and linear parks.
5. Low walls and raised planters may be considered in plazas, pocket parks and other gathering
spaces.
E. Screening
Landscaping, fences and walls shape outdoor space, screen undesired views, provide privacy and a sense
of enclosure.
1. Fences, walls, and gates should be traditional in materials, design, and scale appropriate to the
period and character of the adjacent structures and Gateway District. Stone or brick masonry, wood,
and wrought - iron are traditional building materials for fences and walls. Chain link, plastic, vinyl,
fiberglass, plastic, or concrete block fences or walls are not appropriate.
2. To buffer and screen areas adjacent to commercial buildings, use materials for the fence or wall
construction that extend and complement the building to which it is associated.
3. For long expanses of walls or fences, use designs with texture and modulation to provide a regular
rhythm to avoid monotony.
4. Fence stringers (the structural framing of the fence) should be located facing the interior of the
subject lot, with the finished side facing out away from the subject property to publi c view.
F. Landscaping
Landscaping is an integral part of site design which creates a sense of place as well as a sense of entry for
a building or site. It should enliven and soften hardscapes and compliment good building design.
1. Existing topography should be preserved in order to maintain the relationship of the site to the
adjacent properties and the Gateway District.
2. Plant zones should be consolidated into areas large enough to give a natural character to a site
rather than randomly distributed in small and narrow open spaces that do not match the context and
scale of the project.
3. Planted areas should be located along the public boundaries of the site to provide screening, within
parking areas, along drainage or stormwater management areas, around bui ldings, and at building
entries.
4. Enhance the site’s appearance by incorporating a 3 -layered landscape - bedding/grass, shrubs and
trees - with a variety of plant materials. Consider color, texture, height, and mass of plant selections
in a planting composition.
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5. Create well-defined outdoor spaces, delineate pathways and entries, and create a sense of continuity
from one site to another.
6. Use plant materials to soften large buildings, hard edges, and paved surfaces.
7. Consider using landscaping areas that also provide stormwater management, such as rain gardens.
8. Ensure that paving materials for pedestrian ways are compatible with the character of the site’s
design. Scored concrete with broom finishes, colored, exposed aggregate concrete, and brick or
stone pavers are examples of appropriate materials. Avoid large expanses of paved surfaces.
G. Site Utilities, Equipment, and Service Areas
Sites should be designed proactively to include concealment of utilities, mechanical, electrical, and
communication equipment, and service areas. Location and screening should not be an afterthought, but
rather integral to the site design.
1. The site plan should mitigate the visual impacts of building utilities, loading areas, service areas, and
noise generating equipment.
2. Locate utilities, equipment, and service areas to minimize their visual impact from adjacent properties
and the Gateway District.
3. Screen utilities, electrical, mechanical, energy conservation, and communications equipment from
public view using traditional materials such as wood or masonry.
4. Screen service and loading areas that are visible from adjacent properties or the Gateway District
with berms, structures, or fences. Screening should be of traditional materials, design, and scale
appropriate to the period and character of the adjacent structures.
5. Screen and landscape dumpsters with wood board or solid barrier wall when multiple sides of a
building are visible from the public realm.
6. Locate noise-generating features away from neighboring properties. Use appropriate noise
attenuation structures and materials to mitigate the negative impact of noise on adjacent properties
and the Gateway District.
7. Screen roof-top equipment that is visible from the Gateway District. Screening design and materials
should be compatible with the architecture of the structure. The size, scale, and massing of the
screen should be proportional to the structure.
8. For tightly situated attached housing developments, individual unit equipment should be located and
screened to minimize visual and audible impact. Equipment placed on the ground in front of the
primary building elevation is not appropriate. Equipment placed on the ground and properly screened
in front of a secondary elevation visible from the public realm may be found appropriate.
9. When solar collection arrays, wind turbines, or other renewable energy systems are located on the
ground, ensure that they are not visible from the public realm. Locations for solar arrays or wind
turbines within view of the public realm may be found appropriate if their structures are architecturally
designed and coordinated with the building, site, and landscaping design.
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10. Stormwater management facilities should be located away from the public realm and be well-
integrated into the overall landscape and open space scheme. Stormwater basins should be
naturalized through use of planted trees, shrubs, and grasses to help improve infiltration and water
quality and to improve visual quality of the space.
H. Lighting
On-site lighting serves multiple purposes: safety for vehicular and pedestrian circulation; as a design element
for a commercial center or mixed-use development; and to address security needs. Lighting should be
integrally factored into a site design.
1. Exterior lighting for various purposes such as vehicular and pedestrian circulation building and
landscape illumination, and security should be compatible with the architecture and the landscape
plan for the site as well as with each other. For each lighting need, the fixture style a nd design should
be consistent throughout the project.
2. Lighting should be controlled in quality , color, and intensity. Fixtures and luminaries should be
selected, sited, and mounted at an appropriate height and location to minimize indirect glare and
light trespass. Luminaries should be shielded to prevent light trespass laterally on adjacent
properties and upwards into the sky, as well as to minimize direct glare. Luminaries that emit light
with a temperature greater than 4100◦K (blue light) is not appropriate.
3. Wherever possible walkway, parking and loading areas should be illuminated by fixtures attached to
the building. Use of low bollard-type light fixtures, approximately three feet in height or less, is
encouraged for pedestrian areas not immediately adjacent to buildings.
4. The use of high intensity security lighting as general lighting or associated with any portion of a
building visible from public right-of-way should be avoided. Such lighting is only appropriate for
service entrances or other areas screened from general view.
5. Lighting should be located in close proximity to the areas to be illuminated in order to minimize
direct/indirect glare and light trespass. Spotlights and high-intensity security lighting are not
appropriate. If landscape or pole mounted lights are used, they should be directed straight down-
ward to prevent negative visual impact on the public realm and adjacent properties . Pole fixtures
should not exceed 20 feet in height.
6. Avoid using building accent lighting that is too bright and draws too much attention to the building.
Reasonable levels of accent lighting to accentuate architecture may be found appropriate when it is
shielded and not aimed towards adjacent properties, sidewalks, pathways, driveways or the public
realm.
7. Mount fully shielded canopy lighting fixtures flush to the ceiling, utilizing a recessed cut-off design to
minimize negative light impacts on the Gateway District.
8. As a way to enhance design coherency and site identity, ensu re that new exterior lighting elements
including posts, fixtures, landscape accent lighting all share a least one common element, color,
materials, form, or style, creating a coherent suite or assemblage of exterior lighting.
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I. Attached Housing
Elements of attached housing site design include street patterns, public open space and recreational areas,
pedestrian circulation, parking, landscaping and street trees, and private open space in the form of front or
back yards as well as elevated decks or porches.
1. Developments should be designed as an integrated whole and in context with the Gateway District
that surrounds them.
2. To avoid monotonous designs, use of creative layouts, diverse unit types, attention to landscaping
and thoughtful integration of open space areas can result in interesting townhome communities that
have personality.
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Building Design Guidelines
The visual characteristics of a building with its relationship to
adjacent roadways and other site features are important, not only
for the building’s overall appearance, but also for its contribution
to the corridor as a whole. Because the Gateway District corridors
serve as major routes of approach into the historic town center,
buildings within the District should be compatible with the historic
architecture of Leesburg’s Old and Historic District. The Town’s
neighborhoods add complexity, richness, and variety to the
community. Each of these neighborhoods are characterized by a
unique combination of building forms, architectural styles, and site
features.
Each building relates to the structures, site context, and neighborhood that surround it, and ultimately to the
historic district. As the primary entrance corridors into the Old and Historic District, construction in the District
should employ design principles that are compatible with Leesburg’s historic character; however, does not
need to replicate historic architecture. New construction and/or additions should be sited to support a human
scale; structures separated from the public right of way by obstructions such as large parking lots should be
avoided. Additionally, buildings should be designed with consideration given to all sides.
This chapter provides standards for the design of new construction and alterations to existing structures
within the five Gateways.
1. Architectural
Compatibility
A specific design or architectural style is not mandated
by these Guidelines. Compatibility between buildings is
fostered by similarities among the basic characteristics
that make up a building: its siting, size, scale, massing,
roof form, construction materials and use of color. The
intent of these Design Guidelines is to encourage
quality architectural design compatible with the
character of Leesburg, not to overshadow or replicate
its historic architecture.
1. Any construction should reflect the
character of the Gateway in which it is
located. Alterations to existing buildings
should respect the architectural character of
the subject property, the Gateway District at
large or, where more appropriate,
surrounding properties within the District.
Guiding Principles of the Gateway District:
Support and Enhance Leesburg’s Character
Reinforce a Sense of Arrival
Respect Existing Historic Structures
Maintain a Sense of Place
Create Human Scale in Buildings and Spaces
Facilitate Walkability
Minimize Visual Clutter
Character of the Gateway District:
The Character of Leesburg’s Historic District and the Gateway District:
The Town of Leesburg’s Old and Historic District is the source of its
identity and character.
At the convergence of river, rail, and road, the Town’s rich history
originates from its role as a trade and transportation center, as well as
the seat of the regional government and judiciary.
From this beginning, the town emerged having an energizing mix of land
uses displayed through its historic landmarks and architecture, human
scaled blocks and buildings, and views of the rolling Piedmont terrain.
Leesburg is fortunate to have character defining resources such as:
A vital downtown commercial district
Distinct neighborhoods
Public squares and places to gather
Venues for outdoor recreation and the W&OD trail
This richly human environment creates a sense of place which supports
a deep sense of community along with a small town feel and charm.
It is this character that the Gateway District is intended to respect and
reflect as they evolve.
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2. Do not reference incompatible building designs that
may already exist within the corridor.
3. Properties nearest to the Downtown Old and
Historic District should employ architecture more
sympathetic to the size, scale, massing, and
character with the OHD. Buildings closest to the Old
and Historic District should also step down in scale
and massing.
4. On multi-building sites, buildings should clearly
relate to one another but should offer distinction so
as not to appear too homogenous. A diversity of
high-quality materials, building forms, and
architectural styles which reflect the character of
Leesburg are expected.
5. New construction can relate to the surrounding character through the use of traditional materials
in the region while also exhibiting a more contemporary architectural style.
Architectural Compatibility – Inappropriate
Treatments:
The use of architectural styles from outside of the
Leesburg/Loudoun County region (or otherwise connectable
to the local area) is generally inappropriate and undesirable.
For example – the use of “colonial” Tidewater architecture,
mountain lodges, or New England saltboxes are not related
to the architectural vocabulary of this region and are
therefore not appropriate for new construction within the
Gateway Districts.
Overly homogenous architecture within commercial centers
or townhome communities is not appropriate. Variation of
design and materials should be sufficient to provide visual
interest.
The reliance or over emphasis on corporate style, color, or
signage is not appropriate within the Gateway Districts.
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Compatibility
of:
is promoted by:
Use Building or site uses that are either the same as other nearby uses or by uses that support
one another. For example, a neighborhood of single-family residences may be able to
support additional residences, a park or a neighborhood store, but not necessarily a
shopping center or office complex. The Town Zoning Ordinance provides further
information on what constitutes compatible or appropriate land use.
Siting The same or similar attitude in the way buildings are placed on the site, such as their
orientation to roadways and pedestrian circulation systems, the natural topography,
existing landscape elements, or other buildings.
Height / Size Buildings that do not vary in height by more than one story from that of the predominant
height, or in size by more than 50% of the average volume, of nearby buildings.
Building
Scale
The use of similar types of scale-defining features as that of other nearby buildings. More
specifically, the building should demonstrate a similar attitude with its neighbors as to how
it relates to the pedestrian.
Massing Buildings that demonstrate a composition of geometric forms similar to other nearby
buildings. For example, the massing of a building may be that of a simple rectangular solid
or "shoe box," or of a more complex nature with projecting bays, towers and other
articulated elements.
Roof Pitch The use of roofs that are within 2 in 12 pitch of adjacent building roofs.
Roof Form The use of roof forms that are similar in appearance to those of other nearby buildings.
For example, roofs with a single slope on each side, such as gabled and hipped roofs, are
more similar to each other than are roofs with two or more slopes, such as a gambrel roof,
or roofs that do not have a visual presence, such as flat roofs or sloping roofs behind
parapet walls.
Construction
Materials
The use of materials that are the same or Visually similar to those of nearby buildings.
Because the visual qualities of construction materials are determined by their size, shape,
texture and color, the similarity of materials should include a comparison of these
features.
Detailing Similarities in the form that construction materials take, or the way in which they are used.
For example, a brick wall may reflect 18th century detailing by the use of brick jack
arches, or contemporary detailing by the provision of large openings supported by steel
lintels. Similarly, the form of a piece of wood trim may have an elaborate molding profile,
or a simpler flat appearance.
Color The choice of colors that harmonize with other existing building colors, according to
traditional principles for selecting color schemes, such as complementary colors. Because
the characteristics of color includes hue, intensity' and value, the harmony of colors
should include a comparison of these features.
Design
Expression
The way in which building elements, construction materials, detailing and color combine in
different buildings to give an overall similarity in appearance. For example, two buildings
may be built of brick and have the same size and massing, but because of differences in
their choice of building elements, detailing or color, one may have a distinctly more
contemporary design expression than the other.
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2. Specific Gateway Guidelines
In addition to the guidelines above, please consider the following:
A. North King Street
The majority of construction will be limited to fences and small outbuildings on residential properties. The
design of fences and outbuildings should be compatible with the surrounding area and should generally be
constructed of traditional materials and forms. Composite materials which visually approximate traditional
materials may be deemed appropriate. Consistency with the Journey Through Hallowed Ground (JTHG)
streetscape is anticipated. See HERE for details.
B. South King Street
Several large parcels with the opportunity for larger scale new construction exist alon g this corridor. The
commercial development should relate to the historic vocabulary of the Town and the scale should be
compatible with surrounding residential uses as well as the historic context of the Corridor (including the
JTHG). The use of the JTHG streetscape is anticipated along South King Street. Click HERE for details. As
development approaches the Downtown OHD, a similar scale and siting to traditional buildings in the
Downtown is anticipated. Any new fences or outbuildings should adopt a char acter similar to those in the
OHD given the proximity of this district to the OHD.
C. East Market Street
The greatest flexibility for contemporary architectural design is anticipated along this corridor. Design in this
area should focus on architectural excellence and avoid trademark corporate architecture in favor of designs
which are more compatible with the architectural character of Leesburg. Applicants should also review the
East Gateway Small Area Plan (insert link) when completing projects in this corridor.
D. West Market Street
The majority of construction in this Gateway will likely be limited to fences and small outbuildings near the
roadway. These should adopt a character very similar to the Old and Historic District due to the proximity of
this corridor to the Old & Historic District. Fences and outbuildings should be compatible with the surrounding
area and should generally be constructed of traditional materials and forms. Composite materials which
visually approximate traditional materials may be deemed appropriate. For any other new development,
attention should be paid to siting buildings with respect to the historic development pattern along this corridor
and buildings should adopt an architectural scale which respects the surrounding residential development.
E. Edwards Ferry Road
This corridor was the original entranceway into the Town and has sections of traditional residential
development, similar to North King and West Market Street gateways, and areas of commercial development
or redevelopment. Design in this section should address the character of the corridor, leading out of
Leesburg, towards Balls Bluff (a National Historic Landmark) and the remnants of Fort Evans. The corridor
also has historic ties to the path to freedom on the Underground Railroad.
Page 22
3. Existing Structures:
In some instances, full-scale redevelopment of a site may not
be possible or feasible. Applicants should instead consider
alterations to existing structures which help complement the
Town’s character by making changes to an existing building to
update its exterior until such time that a full-scale
redevelopment is proposed. These may include additions to
existing buildings or façade alterations. This section applies
primarily to commercial developments in the East Market
Street, Edwards Ferry, and South King Street corridors.
In addition to the guidelines in this section, refer to the guidelines for new construction as applicable to the
proposed project.
A. Existing Structures - Façade Alterations:
1. When altering an existing structure, utilize traditional treatments
to create a human scale and relate it to the historic character of
the Town and the Gateway District in which the property is
located. These Include:
a. The use of traditional materials like brick, stone, or wood
are encouraged. Alternative materials which are
compatible with the character of the respective Gateway District may be determined to be
appropriate.
b. Where appropriate, use traditional fenestration (placement of windows and doors) with
balanced rhythms of openings.
c. Traditional roof forms and materials should be used. The most common roof forms in
Leesburg are gable, hipped, and flat roofs with parapet walls.
d. A three-part façade organization is preferred:
i. Single Story Buildings (graphic) - establish a storefront and accentuate openings
with traditional details such as awnings, sign bands, and roofline cornices.
ii. Multi-Story buildings (graphic) - establish a ground floor level which relates to
pedestrians. Upper stories should feature balanced windows. Consider a roofline
cornice.
2. Break up otherwise unarticulated buildings with traditional details including, but not limited to:
emphasizing entrances, adding doors or windows, increasing window trim, decorative brick
courses, cornices, changes in color and material, or awnings. [graphic showing how to take
existing building and adding a little to it to make it better]
3. Focus efforts on the street level and public realm. Refer to Site Design, Section 4D for additional
guidelines.
Graphic showing how an
existing building could be
amended to appear more
traditional. See city of
Fairfax.
Prior to beginning an addition, renovation,
or façade alteration project, carefully
consider:
The structural condition of the subject building,
Whether or not the existing building meets the
design goals for the Gateway District,
How the building design can be enhanced to
compliment Gateway District.
Page 23
4. Buildings closest to the Old and Historic District should reflect the most traditional design,
massing, and scale. Structures larger than historic precedents, regardless of location, should be
broken into scale appropriate masses with varying materials and design details.
5. Structures in the Gateway District should use traditional principles of design; however, imitation
of historic architecture is not required.
6. When altering and existing structure, employ design principles that are compatible with its
architectural context elements to consider include: [this will have a graphic or really good photos]
a. Mixing traditional materials (brick, metal, wood, or other acceptable materials) on the façade;
b. Creating patterns in masonry using varying brick colors or bonding patterns.
c. Mixing window configurations. While double-hung windows are the most common in the
OHD, alternative styles are appropriate on more contemporary construction.
d. Break up blank walls or small, disproportionate windows to more traditional larger windows.
[Will have photos of well done examples].
e. Consider the use of glass as an accent building material or windows and doors with large
amounts of glazing (example: Roll-up garage style glass doors on industrial buildings)
f. Simplify architectural details on railings, awnings, and trim to reflect the building’s simple
character. Avoid using overly detailed “faux” historic details on contemporary building
facades.
B. Existing Structures - Additions:
Additions to existing structures should relate to the architectura l character of that structure as well
as the respective Gateway District, with priority given to the design goals and overarching character
of the Gateway District. Any addition should be compatible with the size, scale, massing, and
architectural features of the existing structure. Other considerations that are specific to new additions
are listed below.
1. Limit the size of additions so that the building does not overpower the streetscape and
surrounding buildings.
2. Where additions substantially increase the size, scale and massing of the overall building, design
the addition so that the resulting building is consistent with these Guidelines
3. Design new additions so that they do not diminish or eliminate unique features of existing
buildings which otherwise contribute to the character of the Gateway District. [photos – bad and
good additions]
4. In addition to the guidelines in this section “B. Existing Structures – Additions”, refer to the “New
Construction” section below for the design of additions to existing structures.
C. Existing Structures – Demolition:
Demolition in the Gateway Districts may be necessary to facilitate redevelopment of a site in accordance
with the stated design goals of the District. However, in some cases, demolition may harm the existing
character of a corridor rather than facilitate improvement. Once demolished, these resources are
Page 24
gone forever. The Virginia Department of Historic Resources defines a historic structure as one having
reached at least 50 years of age. Structures newer than 50 ye ars may be historic if they meet certain
other criteria, such as association with a famous person or event. Before undertaking demolition of a
structure in the Gateway District corridors consider the following:
1. Consider the history of the property prior to anticipating wholesale demolition. While structures
in the Gateway District are outside of the historic core of the Old and Historic District, they may
be historic in their own right and contribute to the character of their corridor. The re-adaptation of
an existing structure may better serve the design goals of the corridor than the construction of a
new building.
2. Prior to demolition requests for structures older than 50 years, document the property in
accordance with the Virginia Department of Historic Resources standards (link) for
reconnaissance level survey.
3. Do not demolish a building, thereby leaving a large hole in the streetscape, before obtaining
approval for new construction plans and permits.
4. New Construction
The Gateway District supports the unique and historic character of Leesburg while also recognizing the
individual character of each entry corridor. This document provides guidance for the construction of new
structures to include, but not be limited to buildings, outbuildings (acces sory structures), fences, walls,
lamp posts, and light fixtures, HVAC equipment, bank teller machines, gas pumps and canopies as well
as new townhomes and multi-family apartment buildings.
A. Building Form
Traditional buildings in the Old and Historic District were constructed and designed at a pedestrian scale,
compatible with the adjacent street. Newer construction has departed from the scale of traditional
development – especially along the East Market Street corridor – with larger buildings and designated
parking lots. Buildings which are incongruous with the scale and massing of traditional buildings can
detract from the overall character of the historic corridors and thereby negatively impact the Old and
Historic District. It is of utmost importance that new buildings respect and respond to a human scale.
[Include photos of new larger buildings]
1. Massing
The massing of a building - its overall shape or composition of geometric forms - and the shape
of its roof are primary sources of its visual impact. These characteristics may often provide strong
clues to a building's function, promote the more rapid recognition of a particular building and its
occupants, and even occasionally give a building the role of a landmark or guidepost in t he
physical organization of town. Refer to the following guidelines when determining a building’s
massing and roof form.
a. The massing of an individual building should be compatible with that of other nearby,
appropriately designed buildings of similar size and function.
Page 25
b. As the size of a building increases, the complexity of its massing should also increase in order
to provide suitable visual interest and maintain a comfortable human scale.
c. Projects containing many buildings or accommodating a variety of different functions generally
should provide variety in building size and massing. A transition from small or low buildings on
street frontages to larger and taller structures on the interior of the properties is generally
encouraged.
d. On large commercial sites, development of a single large building mass is less desirable than
an arrangement of several smaller buildings which would add visual interest, spatial variety
and more human scale to the site. Such massing also can help subdivide a large parking lot
into several smaller areas.
e. To avoid a monolithic appearance of a large structure, consider using various techniques to
minimize its impact on the Gateway District. Mass reduction
techniques include but are not limited to:
i. Varying wall surfaces
ii. Varying heights and sizes of bays
iii. Varying roof lines
iv. Articulated ground floors/bases of buildings;
v. Water tables,
vi. Cornice details
vii. Changes in material, texture, or pattern
viii. The rhythm and balance of windows and
doors (fenestration) see Building Design, Section 4D. [Needs photos]
f. As the size of a building increases, the complexity of the massing should also increase.
Introducing a simple mass where others are more complex may not be appropriate.
2. Size, Scale, & Height
The size of a structure is sometimes determined by the site area available. It is not only the size
of a building but also its sense of scale - the way in which a building can be visually broken down
into components of a size to which people can relate - that determines a structure’s compatibility
with the respective Gateway. The following guidelines help promote better awareness of
appropriate building size and scale:
Example of graphic (this one from Charlottesville)
Page 26
a. All buildings should promote a better sense of scale by observing and clearly expressing a
basic three-part organization, similar to the base, shaft and capital of a column. This may take
the form of 1) ground floor, 2) upper floors, 3) roof, parapet, or cornice, or 1) foundation, 2)
wall, 3) roof for smaller buildings.
b. The size of a structure or collection of structures should be appropriate to the function and the
range of activities accommodated.
c. Buildings should attempt to relate to the pedestrian by including human -scale elements in the
building design. Features that give a distorted sense of human scale or no visual frame of
reference as to building size should be avoided. The following table lists scale-related features
to be encouraged and avoided in building design.
Features that Promote Human Scale in Buildings: Features that Obscure or Destroy Human
Scale:
Recessed or projecting entries Flat or unarticulated entries
Individual, human sized windows; multiple
windowpanes; total shutter size equal to window size
Oversized windows with large, single panes of
glass; undersized shutters
Balconies, columns, covered walkways and other
facade projections or recesses
Flat or continuous curtain wall, facades
Walls with doors and windows, differentiated wall
surfaces, and other building detail
Blank walls
Textured and/or modular building materials (bricks,
clapboards)
Smooth or panelized building materials
(stucco; metal or prefabricated concrete
panels)
Visible roofs or roof elements Flat (not visible) roofs
Sidewalks. lighting, landscaping Lack of pedestrian amenities
d. Consider stepping back upper levels to reduce the perceived height of taller buildings.
e. Vary building heights within a single development while adhering to Zoning Ordinance
requirements for maximum height to achieve a varied streetscape and add visual interest from
a distance. Taller buildings should be located interior to the site where their mass ing will not
overwhelm the Gateway District.
f. Do not leave large gaps or holes in the streetscape by placing buildings too far apart.
Page 27
B. Roof Forms
Roof forms contribute to a building’s overall massing as well as its character. Its overall shape or composition
of geometric forms are primary sources of its visual interest. These characteristics may provide relief from
larger masses and enhance the overall appearance a building or multi -tenant complex. Common roof forms
found in Leesburg include shed, gable, hipped, flat with parapet roof, gambrel and mansard.
1. Roofs should be integral parts of the building design and function as part of the building enclosure
rather than as a nonfunctioning decorative element.
2. Simple pitched or gabled roofs are generally appropriate for one- and two-story construction, while
taller, more highly visible buildings may be better suited to hipped roofs or flat roofs behind parapet
walls.
3. For larger roof masses, consider shed or gable dormers that are characteristic of that roof type to
help break up the mass of the roof.
4. Monolithic roof surfaces that are visible on larger structures are not appropriate. To reduce roof
massing, various design elements can be employed such as gables, dormers, or parapets, scaled
to the building.
5. Integrate any rooftop-mounted equipment into the overall design of a new building, and screen
on all sides in a manner consistent with the design of the rest of the building to avoid visual impact
from the public realm. See Building Design, Section 4M for appropriate screening guidelines.
[GRAPHIC/Photos.]
6. When a building with a drive-thru window requires a roof covering, the drive-thru canopy should
be structured as a clearly defined building mass with a roof that is compatible with that of the main
building mass. See Building Design, Section 4.J.3 for drive-thru canopy guidelines.
C. Façade Articulation:
Apart from the general size and massing of a building, various exterior architectural elements are responsible
for a building's character, appearance, and human scale. Such elements should not be added simply for
their visual effect, with little relationship either to each other or to the interior functions of the building and its
users. Use the following standards in choosing and coordinating the use of facade elements:
1. Buildings should be planned and perceived as a single architectural entity rather than a
collection of unrelated facades or elevations. The architectural character and detailing of a
building's primary facade should also be evident in the compatible treatment of side and rear
elevations when these are visible from the public realm.
2. Any building constructed in the Gateway District shall be characterized by “four-sided
architecture”. Design elements on all sides of a proposed structure shall be compatible with the
primary elevation and shall display a similar leve l of detail and architectural interest, utilizing
compatible building materials and design.
3. Ensure that the facades facing primary roads and the Gateway District corridor are the most
articulated. Ensure that primary entrances are clearly defined.
Page 28
4. Avoid architectural details which create a false architectural style for this area especially those
details added for the sole purpose of corporate architecture (SEE: SECTION).
5. Three-dimensional structural building elements such as porches, display or bay windows,
parapet walls, dormers, towers and roofs should be integral parts of the building design and built
of materials similar to or compatible with the rest of the structure. Such features should not
appear merely pasted onto the facade or unrelated to the overall a ppearance of the building.
6. A building should generally have windows that are individual, recognizable units related to the
building's overall size to help promote a sense of its scale. Curtain walls and other continuous,
floor-to-ceiling windows, and overly large or small individual windows that lack or distort this sense
of scale should be avoided.
7. Doors should be substantial in construction and size, and relate to the materials and detailing of
windows and other related building elements, and provide the building with visual interest and
enhance its sense of scale. As with windows, doors that employ a large, single piece of glass
should be avoided unless they are part of an overall storefront facade.
8. New buildings, like most existing structures, should have a significantly higher proportion of solid
wall surface than windows. Buildings with more than 40% of the total wall surface given to
windows or other openings lack an appearance of solidity and may not be appropriate.
9. Where it is appropriate to provide a covered entry to a building or protection from the sun or rain,
awnings may be used.
10. Blank walls - even at the side of a building - produce a deadening appearance and should be
avoided. Instead, doors, windows or other architectural elements that are compatible with the
front facade of the building should be used on the remaining elevations. In all cases, avoid
large expanses of blank or unarticulated walls. [NEED: PHOTOS/GRAPHICS showing
good/bad examples.]
11. All elevations of a building should be articulated using compatible, but not necessarily identical,
means. This may include but is not limited to:
a. Consistent materials on all elevations;
b. Consistent ratio of solids (walls) to voids (window/door openings) on visible elevations;
c. Continuation of color and trim details, such as cornices and water tables;
12. Do not rely solely upon windows and doors to articulate a building. Additional means of
articulation include but are not limited to: [GRAPHICS AND PHOTOS]
a. Changes in material;
b. Changes in color and/or texture;
c. Changes in wall plane;
d. Architectural details such as cornices, soldier courses, jack arches;
e. Articulation of entries by canopy, porch, or portico;
13. Avoid pasted-on or false details as a means of articulating buildings.
Page 29
14. Locate back of house functions such as large loading areas which limit the placement of windows
and doors away from primary facades and screen them. Ensure that the remainder of the façade
is articulated.
D. Windows & Doors:
The rhythm of fenestration on a building, particularly on the façade, sets the
tone for the overall design and appearance. Thought should be given to the
placement of doors and windows to ensure a balanced ratio of solids to
voids and provide a rhythm and balance to the façade.
1. Elevations should use a ratio of solids (walls) to voids (windows
and doors) consistent with traditional design principles. Alternate
designs may be found appropriate in the context of the building’s
design, its site, and the Gateway District. GRAPHIC: maybe
from Charlottesville??
2. Upper floor windows should have a vertical expression (taller
than they are wide) and should be separate units rather than
paired whenever possible. If paired windows are required, they should be separated by wide
mullions in between (possible graphic: parts of a window showing difference between mullion and
muntins).
3. When muntins are proposed, use a true or three-part
simulated divided muntin. (Photos/examples).
4. Traditionally, windows are recessed on masonry
buildings or have a raised surround on frame buildings.
New construction should follow similar methods to avoid
appearing overly flat.
5. Windows and doors should appear substantial in
construction. Similarly, “false” doors or windows should
be used sparingly as a means of articulating a building
and should be located only on secondary facades, if at
all.
6. Highlight entry doors using awnings, porticos, transoms and/or side light windows as appropriate.
E. Storefront Design
Apart from its size and massing, the exterior architectural design of a building is most responsible for its
character and appearance. As a typical design element, storefronts in the Gateway Districts should have a
traditional three-part façade and a regular pattern of solids and voids for openings. Generally, the use of
exterior elements such as storefront windows, awnings and sign bands are an expression of the internal
functions or needs of the building’s occupants. Such elements should not be added just for their visual effect,
Update this graphic or provide a
similar]
Windows & Doors - Inappropriate
Treatments:
Spandrel glass or large areas of mirrored or
tinted glass are not appropriate in the
Gateway Districts.
Do not use windows with grilles between
the glass, snap in grills, blinds between the
glass, or any other muntin which does not
display a traditional appearance.
Page 30
with little relationship either to each other or to the interior functions of the building and its users. Consider
the following as a guide in choosing and coordinating the use of façade elements:
1. Storefronts in the Gateway District that employ more contemporary design elements may be
found appropriate. PHOTO OF CONTEMPORARY STOREFRONTS
2. Orient primary building entrance(s) on the façade facing the primary street or corridor. Secondary
entrances may be created to provide ease of access to adjacent buildings, sidewalks or parking
areas.
3. Consider sign placement when designing storefronts to ensure a cohesive feel for the overall
structure. For multi-tenant buildings, consider incorporating a sign band into overall storefront
design. PHOTOS.
4. Awnings may be used at the storefront level to add visual interest. Care should be taken to ensure
that awnings properly fit the door or window openings in which they are installed. GRAPHIC OR
PHOTO.
5. In major commercial developments comprised of buildings with multiple tenants, the design of
exterior building elements common to all tenant spaces – such as doors, windows, building
materials, textures, colors, and other storefront features – should be compatible. Variety in details
such as choice of lettering for signs or accent paint colors between individual storefronts may be
introduced to reflect the character of particular businesses. In general the design features of
storefronts should be subordinate to the overall design expression of the development as a w hole.
PHOTOS.
F. Architectural Expression and Details
1. Form, massing, roof shape, facade elements, materials, detailing and color together create a
structure's overall appearance or design expression. This expression may be somewhat
generalized, such as a building that has either a contemporary or a traditional appearance.
Occasionally, a more specific or historic style is evident through the careful design of various
features, as with many of the buildings in both the Old and Historic District and Gateway D istrict.
The following provide guidance on how to achieve an appropriate building design expression.
a. To prevent giving any building a confusing appearance, elements that derive from different
styles or building traditions should not be mixed on a single bu ilding. For example, traditional
building elements such as elaborate window moldings or pedimented doorways should not
be combined with more contemporary materials such as textured concrete block or large
panes of glass.
b. Artificial themes that are unrelated to the traditions of the Leesburg area or that represent
other objects are not an appropriate basis for a building's design expression. For example,
buildings that try to look like wharfs, Spanish missions, or Polynesian villages -are not
appropriate.
c. A structure whose design expression reflects a traditional building style may be found
appropriate, provided that its design clearly conveys that it is a product of its own time.
Page 31
2. Architectural details are useful tools in promoting human scale and adding archi tectural character.
Incorporating contrasting materials for foundations, cornices, and lintels, providing visual relief with
variations in wall plane, and accentuating floor levels or bay divisions by introducing a varying
texture in the primary building material are a few ways in which a the visual massing of a larger
building can be mitigated and an otherwise plain building can be elevated in design. Another
important element of building design is the addition of lighting which can serve to promote safet y
and security as well as to accent architectural detailing. Care should be taken to ensure that the
details and lighting chosen for the building are appropriate to the overall architecture of the structure
and its setting.
a. In adding detail and decoration to buildings, avoid elements that do not relate to the
architecture or create a faux historic appearance by incorporating pasted on traditional
details. The more successful design is one that integrates traditional decorative elements
cornices or water tables into the overall design of the contemporary structure rather than
pasting them on as an afterthought.
b. When selecting materials for decorative elements consider materials typically found in
Leesburg such as wood, stucco, brick, stone, and metal. Al ternative materials may be
appropriate if their properties are found to convey the characteristics of traditional materials.
G. Trademark or Corporate Architecture
Structures that reflect trademark or corporate (branded) architecture are those which have a distinctive and
recognizable exterior appearance that is readily identifiable with a franchise, chain business, or corporation.
This type of architecture does not reflect nor fit in with the historic context of Leesburg and are not appropriate.
If such a structure is proposed, its scale, massing, building form, fenestration, materials, and color must be
modified to relate to the specific site, adjacent properties, and the Gateway District itself.
1. Architectural design found in other locations or poor imitations of h istoric design, are not
appropriate.
2. Rather, when designing these buildings, look to the context of the site, its Gateway District, and
other compatible traditional design found in Leesburg.
3. Using false or non-functioning design elements is not appropriate, instead rely on functional details
integrated into the design of the building.
4. The use of traditional and non-traditional architectural forms, features, or colors that promote
recognition of a particular brand or franchise is not appropriate.
5. The use large expanses of corporate or trademark colors or materials is not appropriate but may be
allowable as accents to the overall building design.
H. Materials and Texture
[Include a corporate architecture call out box in book design]
The selection of appropriate materials and textures in the design of structures will enhance the overall
character of the Gateway District. The context of the Gateway District may offer opportunities to employ
Page 32
contemporary design and materials without detracting from the District. Use the following standards for
material selection:
1. The most common building materials in the Old and Historic District are red brick, wood, stone, and
metal. Stucco and concrete masonry occur less frequently, but may be acceptable building
materials in some instances, depending on a building’s style and function. Employ traditional
materials, or as appropriate, composite materials which are determined to emulate the visual
characteristics and workability of traditional materials.
2. While the selection of materials for new construction should
be influenced by those materials that are familiar in
Leesburg’s built environment, the architectural detailing of
such materials - the way in which they are used in relation
to other materials - may be less traditional as long as it
relates to the overall design of the building.
3. In multi-building developments, coordinate materials
among buildings to establish a cohesive design but include
variation among the buildings to avoid an overly monotonous or monolithic appearan ce.
4. The specific materials used on a building or set of related buildings should be compatible with each
other in terms of size, shape and texture.
5. Select materials with varying textures to create visual interest and ensure that materials are
continued to all sides of a building. Mix highly textured materials with simpler ones to avoid visual
clutter.
6. Use variation in materials, textures, patterns, colors and details to break down the mass and
promote human scale and architectural character.
7. Faux-grained textures on synthetic materials are not appropriate.
8. Artificial veneer materials such as Styrofoam-based simulated stucco (EIFS), vinyl, cast or
fiberglass stone or brick, and plastic that appear insubstantial and unauthentic should be avoided.
9. On contemporary buildings, the use of utilitarian materials such as metal, cementitious panels, or
concrete may be found appropriate when it is thoughtfully incorporated into the overall design.
10. Roofs should use quality materials such as metal or textured asphalt shingles. Traditional roofing
materials that are also appropriate for new construction include slate, wood shakes, and standing
seam metal such as copper, tin or aluminum. Flat roofs may employ other materials such as a
rubber membrane.
11. Traditional roofing materials that are also appropriate for new construction include slate, wood
shakes, and standing seam metal such as copper, tin or aluminum.
12. Roll roofing, built-up tar and gravel, rubber membrane, plastic or fiberglass roofing materials are not
appropriate unless they are used on flat roofs not visible from the public realm. Asphalt shingles are
generally only appropriate for buildings of a residential scale and design.
Materials & Texture - Inappropriate
Treatments:
Do not create brick “faces” of buildings by
using masonry cladding on the front
elevation and siding products on the side
and rear.
Exposed CMU (concrete masonry units)
should not be used as a primary building
material.
Page 33
13. Clear glass or low-e glass is the most appropriate material for glazing. Extensive use of reflective
or tinted glass, enameled or decorative metal wall panels, or other similar anonymous or non -
traditional wall materials should be avoided.
14. Exposed foundation walls should be of stone, brick, or parging, and should be as inconspicuously
as possible. When smooth or unfinished concrete foundations are used, the maximum exposure
should not exceed 10 inches.
I. Color
Color can add interest and vitality to a building, but its use may often call undue attention to a particular
structure or make it appear out of character with its neighbors. Since most building colors are a characteristic
of the materials themselves, material selection requires careful consideration. For elements that are to be
painted, the choice of color must also be carefully considered. The following offers suggestions for the
successful application of color in building design:
1. All colors selected for a building should be compatible with the traditional building colors found in
Leesburg as well as to those of the surrounding natural environment.
2. Building color schemes should be kept simple. Most buildings can be planned with no more than
four colors: one for the wails or body of the building, a major accent color for most trim areas, a
minor accent color for doors and/or decorative details, and when it is visible, a roof color.
3. Brick or stone should be used in their natural or traditional colors-red brick; brown, gray or bluish
stone-when selected as the predominant wail material of a building. Brick or stone generally should
not be painted.
4. The use of integral coloring - where pigment becomes part of the material and is uniform throughout
- is encouraged for concrete, stucco and similar materials, whether one of these materials is used
as the predominant body material or in conjunction with other primary wail materials.
5. Colors for materials that must receive protective coatings such as wood trim or metal roofing should
be selected to be compatible with the building's predominant natural or integrally colored materials.
When wood siding, for example, forms the predominant building surface, its paint color should
dictate the selection of compatible colors for the building's other, less predominant materials.
6. A building's paint colors - both those selected for the body and for accents - should not be overly
intense or used as a "sign" to draw unnecessary attention to the building. Instead, they should subtly
reinforce the overall character of the structure. Colors that are of a medium to low intensity, that is,
those formed by the addition of grey or white to the basic hue, are generally more appropriate for
both the body and trim areas of a building than pure hues themselves .
J. Building Appurtenances
1. Awnings
At the storefront level, awnings can be used to shield displays, provide shelter for patrons, add visual
interest and accent colors to a structure, indicate the location of a primary entrance, and promote
human scale.
Page 34
a. Awning colors should complement the overall color scheme of a structure. Solid colo rs or wide
stripes are appropriate; however, overly elaborate detailing and designs on awnings are
discouraged.
b. Awnings are traditionally cloth or metal. Shiny fiberglass or vinyl or plastic materials are not
appropriate and should be avoided.
c. Awnings may be sloped, boxed, or curved and should relate to the architectural design of the
structure. In some cases, buildings with a contemporary design may use flat awnings
constructed of metals and/or glass. Graphic to show various designs.
d. Awnings should fit within the opening they are designed for and should not obscure architectural
detailing, transoms or signs.
e. Where appropriate the front panel or valance of an awning may incorporate a sign.
f. The use of full cutoff light fixtures beneath awnings may be appropriate if the fixture is compatible
with the design of the building; however, care should be taken to ensure that the lighting does
not illuminate the awning itself, but rather the area below the awning.
g. If several storefronts within the facade of a larger building have awnings, the awnings should be
compatible-though not necessarily identical-in design. Such awnings should be of the same style
and proportion and may employ different but harmonious colors and patterns.
2. Canopies and Marquees
Canopies and marquees are more permanent elements that extend over entranceways and provide
areas for permanent signs or the opportunity for more ornate entry features. Canopies are generally
flat roof elements that extend from a façade and are supported by beam s, hanger rods or columns.
Canopies also can be free-standing. A marquee is essentially a canopy that is used over entrances to
theaters or other destinations and includes the name of the business and has space for changeable
signs. Marquees generally have lighting in the face of the canopy highlighting the name of the business,
events, etc.
a. Canopies and Marquees are appropriate on some commercial buildings and must fit the
storefront design.
b. Place a canopy or marquee carefully on the storefront so it fits the building and does not obscure
other important features or elements.
c. Canopies should complement their associated buildings in materials and scale and be integrated
with the buildings’ overall design.
d. Mount canopy lighting flush to the ceiling of the ca nopy, utilizing a recessed cut-off design.
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3. Drive Thru Canopies
When constructing drive thru canopies such as for gas stations, care should be taken to use materials,
forms and scale that are compatible with the building’s overall design instead of treatin g the canopy as
a separate element on the site.
a. For canopies attached to the building, integrate the roof form of the canopy into the roof form of
the primary structure to create a unified design.
b. For freestanding service station and drive-through canopies, incorporate architectural detailing
and materials from the associated building into the canopy design. For example, brick from the
primary structure could be used to construct the pillars for the canopy.
c. Canopies should have a traditionally styled roof – gable, hipped, and flat roofs are all acceptable
roof forms to use for canopies provided that it is consistent with the architectural style of related
buildings.
d. Lighting for canopies should use fully shielded lights that are flush mounted or recessed into the
structure. Canopy cornices should not be internally illuminated.
e. The use of trademark colors, signage and logos displayed on canopies shall be minimal. Refer
to Building Guidelines, Section 4G and Chapter 3 – Sign Guidelines for more information about
trademark architecture and signage.
f. Drive-thru canopies with flat roofs - especially those built of insubstantial looking corrugated
metal roof decking - attached to buildings with more prominent roof forms should be avoided.
4. Porches and Porticos
A porch or portico is an important focal point of many traditionally residential building forms. These
features help to define the style of the building. Porches have traditionally been a social gathering
point as well as a transition area between the exterior and interior of a residence. New buildings may
be more contextually appropriate if a portico or porch is incorporated into the design.
a. Include a porch or portico if stylistically suited to the building’s design or if in an area of traditional
buildings with these features.
b. Design new porches and porticos with appropriate size, depth, scale, height, proportion, and
placement related to the structure as well as similar existing features in its Gateway District.
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5. Balconies and Decks
In some case, decks or balconies may be proposed as part of the overall design of a building. These
features can offer opportunities for outdoor enjoyment while also offering articulation and
accentuation of the architecture. Decks, in particular, are atypical of historic construction – emerging
as a popular outdoor amenity in the late 20th century – and can be a challenge to relate to the historic
character of the Gateway District. In all case, these building amenities should be incorporated into
the overall design of the building and not appear as a pasted on afterthought.
a. Design decks and balconies to be proportionate to the façade on which they are located.
b. Ensure that balconies and decks have a traditional depth to allow for use of the outdoor
space and avoid the use of a false or pasted-on detail.
c. Utilize traditional materials and details to give decks or balconies a porch-like appearance
but do not copy historic porches. Railings can be of a contemporary design where such
design is consistent with the overall design of the building.
d. Locate decks on secondary elevations.
e. Transition the deck to the grade as quickly as possible, avoiding the appearance of a deck
on stilts [photo].
K. Building Lighting
[Add photos of appropriate lighting]
Exterior lighting is an important part of a structure’s design, not only to enhance its nighttime image but
to promote user safety and building security. Conversely, utilities should not be visually apparent, even
when they are extensive in nature. The following standards provide guidance on appropriately integrating
building lighting and utilities:
1. Lighting for structures in the Gateway District should be designed as an integral part of the overall
design by relating to the architectural style and context of the structure.
2. Lighting should be controlled in both quality and intensity to minimize glare.
3. Fixtures should be full cut off to limit the impact of lighting on neighboring properties and the
Gateway District. Luminaries should be shielded to prevent visibility from the public realm as well
as adjacent properties.
4. Lighting should be located in close proximity to the area(s) to be illuminated in order to minimize
glare.
5. Accent lighting should be shielded and directed toward the building.
6. Fixtures should utilize warmer color temperatures (3500◦K (Kelvin) or lower) to remain consistent
with the historic context of Leesburg. Color temperatures and intensity should be consistent
across all fixtures in a structure. Cool/blue light temperatures (above 3500 k) are not appropriate
as they omit an overly bright and contemporary hue which detracts from the historic character of
the Gateway District.
7. For each lighting need, the fixture style and design should be consistent across the structure.
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8. The use of high-intensity security lighting as general area lighting or associated with any portion
of a building visible from public realm is not appropriate. Such lighting is only appropriate for
service entrances or other areas screened from view.
9. Spotlights, rope lights, and color changing or flashing lights are not appropriate and should not
be used.
L. Parking Structures
Structured parking facilities may be necessary for larger, mixed use
developments within the Gateway District seeking to maximize lot
area for commercial or multi-family uses. These facilities must be
designed so that they are integrated into the overall design of the
site and do not visually distract from the architecture of surrounding
buildings or the character of the Gateway District. Structured
parking also presents opportunities to screen loading and service
areas within the parking garage thereby limiting their presence
elsewhere on the site.
1. Integrate parking into the overall building design.
Whenever possible, locate parking entirely below ground
or wrap parking structures with other uses so as to screen
it from the public realm.
2. Ensure that the design of parking structures is
architecturally compatible with surrounding buildings the
Gateway District.
3. Simulate traditional fenestration by regularly spacing
openings. Avoid continuous large expanses of open area
especially on facades which face the public realm.
4. Minimize the horizontal appearance of the parking garage by establishing balanced ratios of solids
to voids for all openings.
5. Use traditional façade elements on the building’s elevation to screen non -horizontal parking decks
so they are not be visible from the public realm.
6. Ensure that parking structure mechanical and ventilation systems are screened using
architectural elements.
7. Incorporate decorative grills, screens, or building features to disguise the view of parked cars
inside the garage.
M. Building Services
Building service elements such as loading bays, service entrances, trash/recycling dumpsters, and electrical
and mechanical equipment are a necessary, but often unsightly, element of building design. Service and
Inappropriate Treatment:
The use of landscaping, plantings, or “living
walls” are not an acceptable means of
screening parking structures. Although these
features may be incorporated into the design
for aesthetic purposes they should not be
relied upon as screening.
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loading areas should be located away from the primary corridors of
the Gateway District as well as the public-facing facades of the
building. Ensure that building services are considered in the design
process from the outset.
1. Take into account the need for any rooftop equipment,
utilities, and mechanical, ventilation, and exhaust
equipment or other appurtenances in the initial design.
2. Parapet walls or other building details that are integrated
into the building’s design should be used to screen
equipment.
3. Such appurtenances should be located on elevations away from the public rights-of-way in the
least visible locations on site.
4. Minimize the size of, and co-locate, entry points for loading and service areas to redu ce their
impact on the overall building design.
5. Coordinate the colors of roll-up doors and service entrances with the overall building design.
6. Masonry walls (brick or stone) that are integrated with the overall building design should be used
to screen service areas.
7. Locate utility meters and equipment within service areas and design buildings to create a specific
zone or area for such equipment.
8. Locate services such as trash/recycling, and utilities within structures or service areas to minimize
their impacts. These structures should be opaque and compatible with the nearby structures and
the Gateway District.
9. When used on roofs, solar panels should be located in the areas least visible from the public
realm (often the rear slope of the roof). For standing seam metal roofs, employ a racking system
such that solar panels may be easily removed in the future as better technologies become
available.
10. When mounted on a structure, solar arrays or wind turbines [PHOTOS] should be integrated into
the overall building design and compatible with its architectural expression.
11. Incorporate electric vehicle charging systems into structure parking to avoid their placement in
standalone bays on site.
12. Consider the creation of service alleys within larger developments to further lessen the impact of
service areas on the overall architectural design of the site.
13. Ensure that roof-mounted utility equipment is integrated into the overall design of the building.
Such equipment should be located away from public view. Any screens must be architecturally
compatible with the building in design, material, and proportion.
14. Consider building systems which facilitate the reuse of rainwater or condensate. Integrate the
design of any collection facilities into the overall building design.
Building Services - Inappropriate
Treatments:
Concrete masonry units (CMUs) are not
generally considered an acceptable
material for screening loading/service
areas.
Do not face loading/service areas
towards the primary Gateway District
corridors
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15. For tightly situated attached housing developments, individual unit mechanical equipment should
be located and screened to minimize the visual and audible impact. Equipment mounted on the
primary elevation of the building or on any side that is vi sible from the public realm is not
appropriate. Equipment mounted on a secondary elevation and not visible from the public realm
may be found appropriate.
N. Attached Housing
1. Multi-Family Housing
[Include graphics or examples and include buildings with outdoor areas/patios]
Multi-family housing design should follow the principles and guidelines provided throughout this
document. The following are additional specific guidelines for these types of buildings:
a. Locate garage entries along service streets or, where no service street exists, away from primary
streets and pedestrian areas.
b. Consider creating a podium-style building with street level storefronts. This can also effectively
conceal parking garages by wrapping them with active uses.
c. Incorporate porticos, stoops, porches, or other traditional details for each individual unit.
d. Consider stepping back upper levels to create outdoor terraces and reduce the perceived height
and mass of the building as viewed from the street.
e. Incorporate building open spaces into the overall design of the building – these may include
patios, small walls, or other uniquely residential appurtenances.
f. Locate stair wells and elevator towers internal to the building so they do not interrupt the overall
building design.
g. Upper floors should be in line with (or recessed from) the ground floor. Upper floors may have
bay windows or projections, but these should not occupy more than 25% of the façade and
should be incorporated into the overall design (for example, dormers or bay windows).
2. Single Family Attached (Townhomes) Housing
Single family attached houses (commonly referred to as
Townhomes) should follow the design principles and guidelines
established throughout this document. The following are additional
specific guidelines for these types of buildings:
a. Orient townhomes towards the street and locate individual
garages on the rear of units, away from public view.
b. Consider detached accessory garages behind the units to
simulate traditional carriage houses. (see example graphic
from Montgomery county, MD)
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c. End units should have traditional fenestration on three sides and the primary building material
should be continued to all exterior sides.
d. Incorporate traditional residential elements into the architectural design of the townhome
including but not limited to dormers, porches, and porticos. (PHOTO)
O. Sustainable Building Design
The use of sustainable or environmentally friendly building materials and design principles may aid new
construction projects in implementing broader environmental design goals. Traditionally, buildings were sited
to take advantage of natural heating and cooling patterns as well as sunlight. The most sustainable building
designs recognize these traditional construction methods and employ them in the design of contemporary
buildings to aid in reducing energy impacts. Consider traditional building features which also increase a
building’s energy efficiency. These might include:
1. Operable windows so that building occupants may take advantage of natural breezes and
sunlight.
2. Properly placed awnings to shield windows and reduce heat gain.
3. Attic vents which allow for the free-flow of hot air to reduce indoor temperatures and reduce
energy costs.