HomeMy Public PortalAboutTLOA-2020-0007 Gateway District GuidelinesDate of Meeting: November 19, 2020
TOWN OF LEESBURG
PLANNING COMMISSION PUBLIC HEARING
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 amendment.
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 approval of the Gateway District Design
Guidelines draft dated November 19, 2020 inclusive of additional
changes contained in the November 19, 2020 staff report.
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. Approval
I move that Zoning Ordinance amendment application TLOA-2020-0007, Gateway
District Design Guidelines, with changes as specified in the November 19, 2020 staff
report, be forwarded to the Town Council with a recommendation of approval on the
basis that the amendments satisfy the approval criteria specified in TLZO Section 3.2.5
and would serve the public necessity, convenience, general welfare and good zoning
practice.
Or
2. Denial
I move that Zoning Ordinance amendment application TLOA-2020-0007, Gateway
District Design Guidelines, with changes as specified in the November 19, 2020 staff
report, be forwarded to the Town Council with a recommendation of denial on the basis
that the amendments do not satisfy the approval criteria specified in TLZO Section 3.2.5
Gateway District Design Guidelines
Planning Commission Public Hearing
November 19, 2020
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and would not serve the public necessity, convenience, general welfare or good zoning
practice due to the following reasons:
___________________________________________________.
3. Alternate Motion
I move [an alternate motion]: _________________________________________.
Background Information
Background on the 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 who later resigned due to work-related conflicts). 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 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 Public Hearing
November 19, 2020
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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. The Guidelines have also been
reviewed by members of the BAR and comments have been solicited.
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
Gateway District Design Guidelines
Planning Commission Public Hearing
November 19, 2020
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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 guidelines will replace the H-2 Guidelines.
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 accessible 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, new construction, and demolition of existing structures in the Gateway
District. They will use the guidelines to develop site and architectural plans and the
Board of Architecture Review (BAR), the Preservation Planner, and the 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 accepted that commit to design per the H-
2 Guidelines. In those cases the property owner has the right to continue using the H-2
Guidelines for renovation projects or new construction. However, at any time property
owners may amend their proffers to opt into the new Gateway Guidelines instead of
continuing usage of the H-2 Guidelines.
Approval Criteria and Staff Analysis:
Zoning Ordinance Amendments: The proposed amendments to the Zoning Ordinance
are subject to the approval criteria specified in TLZO Section 3.2.5 which states:
In acting on proposed text amendments, the Planning Commission and
Town Council shall consider whether the proposal is consistent with the
Town Plan and the stated purposes of this Zoning Ordinance (See Sec.
1.5).
TLZO Sec. 1.5 Purpose states:
This Zoning Ordinance is adopted in order to protect the health, safety,
and welfare of the residents of Leesburg; to advance the objectives set out
in Section 15.2-2200 of the Code of Virginia, 1950, as amended; and to
implement the Leesburg Town Plan.
Staff believes the proposed ordinance amendments are consistent with policy
guidance provided in the Town Plan. Chapter 5, Community Design specifically
states: Include design requirements in the Town’s Ordinances…”. Further, the
amendments are intended to advance the objectives permitted in the enabling
legislation in the Code of Virginia.
Gateway District Design Guidelines
Planning Commission Public Hearing
November 19, 2020
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Organization of the Gateway Guidelines. 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 authority given to Leesburg from the General Assembly and through
the Zoning Ordinance to enact design regulation; background on design regulation in the
entrance corridors and the origins of the Gateway District; Guiding Principles that
provide overarching design direction; how the Guidelines are to be used with other policy
and regulatory documents and helpful introductory information about using the
Guidelines. Most importantly, this section provides thumbnail description of the character
of Leesburg central to which is the importance of the Old and Historic District, and why
it is important to respect this character in the Gateway District.
Site Design – The Board of Architectural Review (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 of site design that relate most closely to
the review of building design.
Building Design – This is the key focal area of the design guidelines. The document
addresses architectural compatibility; more specific character descriptions of each of the
five corridors that compose the Gateway District; alteration, demolition and additions to
existing structures; and all aspects of new construction.
Sign Design – The Guidelines include best means of addressing signage for sites as well
as buildings that will be compatible with the character of Leesburg. The Town
Attorney’s office has reviewed this section to assure that the guidelines do not include
any content-based requirements/guidelines that will implicate the Reed vs. Town of
Gilbert decision.
Glossary – The Glossary is provided to assure that there is a common understanding of
terms.
Additional Changes to the November 19th Draft.
The Town has hired a Consultant to provide graphics, pictures, and illustrations to help
the user of the document understand the concepts. Most of these graphic illustrations are
being 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.
Town Attorney Edits. The Town Attorney has recommended a few edits to the
Sign guidelines which will be incorporated in the next draft. These will address a
few references in the guidelines that pertain to content-based requirements or
guidance which should not be included.
H2 Work Group. The H-2 Work Group met on November 12th to review the sign
guidelines and to develop an introductory statement for the document. The sign
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Planning Commission Public Hearing
November 19, 2020
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guidelines are not incorporated within the formatted draft document but are
included with this report as Attachment 2. Staff has accepted all changes
proposed by the H2WG except for #11, Trademark or Corporate signage. The
Work Group deleted the last two sentences and staff finds that these should not be
deleted because they will help with review of signage request. Staff recommends
that #11 be adopted as written.
The introductory statement, shown below, is proposed by the Work Group to
appear in one of the opening pages of the document. The intent is to welcome the
user of the document to Leesburg.
Welcome to the Town of Leesburg Gateway District Design Guidelines.
You have selected a very special area in Town to build. The Gateway
District will pique a visitor’s interest and assessment of the Town’s
character and be a source of pride for those who live in the Leesburg
community. Your project will be seen as an integral part of an important
entranceway into the Town.
It is very important that the Gateway District respects the Old and
Historical District that is intrinsic to Leesburg. The Guidelines contain
the Town’s expectations of how development or renovation will treat the
land, its neighbors, and image. As you think of your investment in the
Gateway District, the Guidelines will help shape the design of your
renovation or new development.
The Town staff would appreciate your candid feedback on the Guidelines
to inform future updates to this document.
Thank you for considering the Town of Leesburg’s Gateway District for
your investment. We look forward to a very productive working
relationship.
Leesburg Town Council
Board of Architecture Review. The October 29th draft was sent to the BAR and
comments were solicited. The BAR will discuss the document at the November
16, business meeting. Comments received from that meeting will be provided
verbally to the Planning Commission during the staff presentation.
Staff edits. These will include minor typos, grammatical, or non-substantive
wording changes that are recommended for readability. Staff will also be
working with the Consultant team on formatting the document and will make
decisions about the layout, pictures and graphics, and flow of the document.
Gateway District Design Guidelines
Planning Commission Public Hearing
November 19, 2020
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Changes Resulting from the Planning Commission Work Session on November 5th.
On November 5th, staff noted that this document will be largely used by the BAR and the
Preservation planner, and suggested that the Planning Commission may wish to focus on
overarching content of the document rather than the specific wording of the guidelines.
Staff suggested the following discussion questions. The Planning Commission responses
are in italics:
• Do you agree with the character statement and the characterization of Leesburg
and the corridors in the Gateway District?
o The Planning Commission agreed with the content in the character
statement.
• Do you think the guideline document supports the regulatory standards that are in
Section 7.12.24 of the Zoning Ordinance?
o The Planning Commission noted that the Zoning Ordinance needs to
reference the Gateway guidelines in various articles. This will assist users
to know about, and understand, requirements pertaining to the Gateway
Guidelines.
• Are there suggestions to make the document more clear and understandable?
o The Planning Commission did not find that further clarifications were
necessary.
• Are there any glaring omissions?
o The Planning Commission did not identify any omissions.
Regarding more specific changes, the following comments were received at the work
session. These edits were incorporated in the November 19 draft which is attached.
1. Introduction. Move #8 to #2 and renumber.
2. Introduction. #5, first bullet, first sentence: change “should” to “shall”.
3. Introduction. #11, 2nd paragraph: delete the 2nd and 3rd sentences.
4. Site Design. #3, amend sentence by adding….”If a development includes a mix
of uses that are horizontally and vertically planned, they….”.
5. Site Design. #4. C. Parking (or Building Design, parking garages): add picture of
downtown parking garage in Staunton, VA as an example of good design.
6. Site Design. #4, D. Public Spaces, add new guideline: “Public open space should
be usable space and will not include areas such as buffer yards, medians, or other
areas that are not specifically designed for the interaction of members of the
public for leisure or recreation”. This guideline should be added after #3 and the
rest of the guidelines be renumbered.
7. Site Design. #4, G. Site Utilities…, #5 rewrite: “ Screen and landscape dumpsters
with a solid barrier wood board or wall when multiple sides or a building are
visible from the public realm. Wood board may be found to be appropriate but the
design and materials should be selected to ensure that over time, the enclosure
may be maintained to provide a well-kept appearance
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
Gateway District Design Guidelines
Planning Commission Public Hearing
November 19, 2020
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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.
Minor Changes to the Zoning Ordinance. As with any amendment to the Zoning
Ordinance, to assure that the Gateway Guidelines are properly incorporated into the
Zoning Ordinance, the Zoning Administrator will review the incorporation of the new
Gateway guidelines and the existing Zoning Ordinance and make necessary edits to the
Zoning Ordinance to assure that proper references and cross-references are made. As
long as these changes are minor and do not involve substantive changes that would affect
the meaning of the ordinance provisions, they are considered ‘house-keeping’ in nature
and can be made administratively. In keeping with administrative protocol, these minor
adjustments in the Zoning Ordinance are done after the Council approves a text
amendment and before the new provisions are officially posted online. Administrative
adjustments to the Ordinance will include, but may not be limited to, Articles/sections 2,
4, 7, 9, 10, and 18. Changes are also necessary to Article 15 but these will require
Council to initiate a change the Zoning Ordinance. This legislative change will come
before the Planning Commission and Council with public hearings at each.
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 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 broach this idea at the November 19th meeting. It could be added as a
Planning Commission work session item at a future meeting in 2021.
Attachments:
1. Draft Gateway District Design Guidelines dated November 19, 2020
2. Sign Guidelines dated November 13
Town Limit Line
Gateway District
Crescent District
Historic District
H-2 District
Town of Leesburg
GATEWAY DISTRICT
DESIGN GUIDELINES
SITE2.
BUILDING3.
SIGNAGE4.
INTRODUCTION1.
GLOSSARY5.
Town Limit Line
Gateway District
Crescent District
Historic District
H-2 District
Town of Leesburg
GATEWAY DISTRICT
DESIGN GUIDELINES
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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TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES TOC-1
INTRODUCTION1.
1. INTRODUCTION.........................................................................................
2. THE PURPOSE OF DESIGN REVIEW GUIDELINES......................................
3. THE ROLE OF DESIGN REVIEW..................................................................
4. BACKGROUND ON THE H-2 CORRIDOR OVERLAY DISTRICT...............
5. THE GUIDING PRINCIPLES OF THE GATEWAY DISTRICT.........................
6. SCOPE OF THE GATEWAY DISTRICT.........................................................
7. RELATIONSHIP TO OTHER RELEVANT DOCUMENTS................................
8. STATUTORY AUTHORITY.............................................................................
9. DESIGN REVIEW AUTHORITY....................................................................
10. CONTINUED USE OF H-2 GUIDELINES......................................................
11. HOW TO USE THE GATEWAY DESIGN GUIDELINES.................................
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SITE DESIGN2.
1. GOALS FOR SITE DESIGN IN THE GATEWAY DISTRICT.............................
2. EXISTING CONDITIONS..............................................................................
3. FUTURE SITE DESIGN IN THE GATEWAY DISTRICT.....................................
4. GUIDELINES - ALL GATEWAY LOCATIONS...............................................
A. CONTEXT OF THE SITE AND CONNECTIVITY BETWEEN SITE
AND ADJACENT AREAS.......................................................................
B. BUILDING ORIENTATION AND PLACEMENT........................................
C. PARKING................................................................................................
D. PUBLIC SPACES.....................................................................................
E. SCREENING...........................................................................................
F. LANDSCAPE..........................................................................................
G. SITE UTILITIES, EQUIPMENT, AND SERVICE AREAS...............................
H. LIGHTING...............................................................................................
I. ATTACHED HOUSING...........................................................................
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TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES TOC-3
BUILDING DESIGN 3.
G. TRADEMARK OR CORPORATE
ARCHITECTURE........................................
H. MATERIALS AND TEXTURE.......................
I. COLOR.....................................................
J. BUILDING APPURTENANCES...................
1. AWNINGS...........................................
2. CANOPIES AND MARQUEES.............
3. DRIVE THRU CANOPIES.....................
4. PORCHES AND PORTICOS................
5. BALCONIES AND DECKS...................
K. BUILDING LIGHTING................................
L. PARKING STRUCTURES............................
M. BUILDING SERVICES.................................
N. ATTACHED HOUSING..............................
1. MULTI-FAMILY HOUSING...................
2. SINGLE FAMILY ATTACHED
(TOWNHOMES) HOUSING.................
O. SUSTAINABLE BUILDING DESIGN............
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1. ARCHITECTURAL COMPATIBILITY.................
2. SPECIFIC GATEWAY GUIDELINES.................
A. NORTH KING STREET................................
B. SOUTH KING STREET.................................
C. EAST MARKET STREET...............................
D. WEST MARKETS STREET............................
E. EDWARDS FERRY ROAD.........................
3. EXISTING STRUCTURES...................................
A. FACADE ALTERATIONS...........................
B. ADDITIONS...............................................
C. DEMOLITION............................................
4. NEW CONSTRUCTION...................................
A. BUILDING FORM......................................
1. MASSING............................................
2. SIZE, SCALE, & HEIGHT.....................
B. ROOF FORMS..........................................
C. FACADE ARTICULATION.........................
D. WINDOWS & DOORS..............................
E. STOREFRONT DESIGN..............................
F. ARCHITECTURAL EXPRESSION
AND DETAILS............................................
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SIGNAGE4.
1. INTRODUCTION..........................................................................................
2. SIGN TYPES..................................................................................................
3. DESIGN AND PLACEMENT........................................................................
4. NUMBER AND SIZE.....................................................................................
5. SHAPE..........................................................................................................
6. MATERIALS..................................................................................................
7. COLOR AND FINISH...................................................................................
8. ILLUMINATION............................................................................................
9. TEXT/LETTERING/LOGOS............................................................................
10. BUILDINGS WITH MULTIPLE TENANTS.........................................................
11. MONUMENT AND FREE-STANDING SIGNS...............................................
12. FRANCHISE AND NATIONAL/REGIONAL BRAND SIGNAGE..................
13. PUBLIC SIGNAGE.......................................................................................
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TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES TOC
GLOSSARY5.
1. HEADING....................................................................................................
2. HEADING....................................................................................................
3. HEADING....................................................................................................
4. HEADING....................................................................................................
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TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES TOC-1
INTRODUCTION1.
1. INTRODUCTION.........................................................................................
2. THE PURPOSE OF DESIGN REVIEW GUIDELINES......................................
3. THE ROLE OF DESIGN REVIEW..................................................................
4. BACKGROUND ON THE H-2 CORRIDOR OVERLAY DISTRICT...............
5. THE GUIDING PRINCIPLES OF THE GATEWAY DISTRICT.........................
6. SCOPE OF THE GATEWAY DISTRICT.........................................................
7. RELATIONSHIP TO OTHER RELEVANT DOCUMENTS................................
8. STATUTORY AUTHORITY.............................................................................
9. DESIGN REVIEW AUTHORITY....................................................................
10. CONTINUED USE OF H-2 GUIDELINES......................................................
11. HOW TO USE THE GATEWAY DESIGN GUIDELINES.................................
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1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.1
INTRO | STATUTORY AUTHORITY | PURPOSE
2. 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 historic 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.
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 law ‘ 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.
Reference footnote?
3. 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. 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.
update
figure
This figure illustrates the relationship between
zoning and design guidelines. The district is
subject to additional standards for develop-
ment that supplement the requirements of
the underlying zoning districts.
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.2
PURPOSE | ROLE
4. 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 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.
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 understanding 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 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.
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.3
BACKGROUND ON H-2
5. 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 structures, 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
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.
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.4
GUIDING PRINCIPLES
6. The Guiding Principles of the Gateway District
• 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.
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 Guiding 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 shall
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 appropriate 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.
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.5
SCOPE
7. 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.
Town Limit Line
Gateway District
Crescent District
Historic District
H-2 District
Overall Gateway District Map
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.6
MAPS
NEED 5 INDIVIDUAL MAPS
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.7
RELATIONSHIP TO OTHER DOCUMENTS
8. Relationship to Other Relevant Documents
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.
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 topographic 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.
1. INTRODUCTION
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 1.8
DESIGN REVIEW AUTHORITY | USE OF H-2 | HOW TO USE THESE GUIDELINES
10. Continued Use of H-2 Guidelines9. Design Review Authority
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.
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:
◦Fences, driveways, walkways, exterior lighting, bollards,
exterior color schemes
• Alterations to Existing Structures including:
◦In-kind replacement of roof materials
◦Storm windows and doors, replacement of shutters,
installation of HVAC units and minor utility-related
improvements
◦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 located 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 approval 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.
11. How to Use the Gateway District Design Guidelines
The guidelines in this document are divided into three chapters,
addressing the principal aspects 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 façade design, construction
materials, and color.
• Chapter 3, Signage, will address all aspects of signage for
buildings and sites.
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.
As the planning for a development project progresses, decisions
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 manner that is
visually compatible with its historic physical resources.
3.
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES TOC-2PLACEHOL
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SITE DESIGN2.
1. GOALS FOR SITE DESIGN IN THE GATEWAY DISTRICT.............................
2. EXISTING CONDITIONS..............................................................................
3. FUTURE SITE DESIGN IN THE GATEWAY DISTRICT.....................................
4. GUIDELINES - ALL GATEWAY LOCATIONS...............................................
A. CONTEXT OF THE SITE AND CONNECTIVITY BETWEEN SITE
AND ADJACENT AREAS.......................................................................
B. BUILDING ORIENTATION AND PLACEMENT........................................
C. PARKING................................................................................................
D. PUBLIC SPACES.....................................................................................
E. SCREENING...........................................................................................
F. LANDSCAPE..........................................................................................
G. SITE UTILITIES, EQUIPMENT, AND SERVICE AREAS...............................
H. LIGHTING...............................................................................................
I. ATTACHED HOUSING...........................................................................
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2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.1
GOALS | EXISTING CONDITIONS
2. Existing Conditions
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, the 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.
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, walkable 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 fronting 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 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
surrounding it.
1. Goals for Site Design in the Gateway District
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.2
FUTURE DESIGN | CONTEXT & CONNECTIVITY
4. Guidelines - All Gateway Locations3. Future Site Design in the Gateway District
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.
These Guidelines use the traditional design characteristics
of the Downtown but recognize that the scale and type of
development in the 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 design 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
and vertically planned, they should be integrated through well-
conceived pedestrian connections and amenity areas that are
developed integrally. The Gateway District 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.
4A. Context of the Site and Connectivity between a
Site and Adjacent Areas
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.
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.3
BUILDING ORIENTATION AND PLACEMENT
4B. 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. diagram/photo?
2. Secondary entrances may face local streets, parking, or
adjoining developments.
3. Each side of a corner building that faces a street should be
considered a primary façade for design purposes.
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.
Primary vs
Secondary
Facades
Each side of corner building is treated as a primary facade
Main entrances oriented towards primary streets with limited
setbacks
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.4
PARKING
4C. 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 bufferedin 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. diagram/photo
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. diagram/photo
Internal parking lot located at the rear of buildings
Landscaped Median
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.5
PUBLIC SPACES | SCREENING
4E. Screening4D. Public Spaces
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 public view.
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.
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. diagram/photo
3. Design of open spaces should incorporate existing natural
elements.
4. Public open space should be usable space and will not
include areas such as buffer yards, medians, or other areas
not specifically designated for the interaction of members of
the public for leisure or recreation.
5. 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.
6. Low walls and raised planters may be considered in plazas,
pocket parks and other gathering spaces.
Public green framed by townhomes Pedestrian walk between buildings Public plaza
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.6
LANDSCAPING
4F. Landscaping
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.
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
buildings, 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.
5. Create well-defined outdoor spaces, delineate pathways
and entries, and create a sense of continuity from one site to
another.
Use of landscaping to soften buildings, hard edges, and paved services 3-layered landscaping in raised public plaza
Public plaza and pedestrian connection between streets;
Compatible use of paving materials; Large expanses of
paving is broken up by landscaping and a water feature
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.7
SITE UTILITIES, EQUIPMENT, AND SERVICE AREAS
4G. Site Utilities, Equipment, and Service Areas
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. diagram/photo
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.
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.
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. diagram/
photo
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 a solid barrier wall
when multiple sides of a building are visible from the public
realm. Wood board may be found to be appropriate but the
design and materials should be selected to ensure that over
time, the enclosure may be maintained to provide a well-kept
appearance.
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.
Service area enclosure that coordinates
with the surrounding buildings
Appropriate Service Area Screening for
Multi-Family Housing
14 CHARLOTTESVILLE ENTRANCE CORRIDOR DESIGN GUIDELINES
Guidelines for Sites III
J. Utilities, Communication Equipment & Service Areas
1. Locate utilities to minimize their visual impact from the
street and adjoining developments.
2. Screen and landscape dumpsters with wood board or
solid barrier wall when multiple sides of a building are
highly visible.
3. Place utilities underground if at all possible or locate
behind buildings.
4. Screen service areas and loading docks that are visible
from streets or adjoining development with berms,
landscaping, structures or fences.
5. Site noise-generating features away from neighboring
properties especially residences, or use noise barriers or
other means of reducing the impact.
6. Screen roof-top communications and mechanical
equipment.
Plantings and lattice screen this service area for a multi-family
residence from the adjacent structures and busy street.
Large evergreen trees work with the grade of the site to obscure
the view of utility equipment located behind this building.
Parapet walls and railings shield rooftop equipment from view at
Barracks Road Shopping Center.
This enclosure coordinates well with surrounding buildings while
screening mechanical equipment from view of passing pedestrian
and vehicular traffic.
14 CHARLOTTESVILLE ENTRANCE CORRIDOR DESIGN GUIDELINES
Guidelines for Sites III
J. Utilities, Communication Equipment & Service Areas
1. Locate utilities to minimize their visual impact from the
street and adjoining developments.
2. Screen and landscape dumpsters with wood board or
solid barrier wall when multiple sides of a building are
highly visible.
3. Place utilities underground if at all possible or locate
behind buildings.
4. Screen service areas and loading docks that are visible
from streets or adjoining development with berms,
landscaping, structures or fences.
5. Site noise-generating features away from neighboring
properties especially residences, or use noise barriers or
other means of reducing the impact.
6. Screen roof-top communications and mechanical
equipment.
Plantings and lattice screen this service area for a multi-family
residence from the adjacent structures and busy street.
Large evergreen trees work with the grade of the site to obscure
the view of utility equipment located behind this building.
Parapet walls and railings shield rooftop equipment from view at
Barracks Road Shopping Center.
This enclosure coordinates well with surrounding buildings while
screening mechanical equipment from view of passing pedestrian
and vehicular traffic.PLACEHOL
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PLACEHOL
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2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.8
LIGHTING
4H. Lighting
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,
ensure 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.
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 and design should be
consistent throughout the project. diagram/photo
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.
Contextually scaled street lamps for both vehicular and pedestrian circulation
2. SITE DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 2.9
ATTACHED HOUSING
4I. 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.
3.
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES TOC-3
BUILDING DESIGN 3.
G. TRADEMARK OR CORPORATE
ARCHITECTURE........................................
H. MATERIALS AND TEXTURE.......................
I. COLOR.....................................................
J. BUILDING APPURTENANCES...................
1. AWNINGS...........................................
2. CANOPIES AND MARQUEES.............
3. DRIVE THRU CANOPIES.....................
4. PORCHES AND PORTICOS................
5. BALCONIES AND DECKS...................
K. BUILDING LIGHTING................................
L. PARKING STRUCTURES............................
M. BUILDING SERVICES.................................
N. ATTACHED HOUSING..............................
1. MULTI-FAMILY HOUSING...................
2. SINGLE FAMILY ATTACHED
(TOWNHOMES) HOUSING.................
O. SUSTAINABLE BUILDING DESIGN............
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1. ARCHITECTURAL COMPATIBILITY.................
2. SPECIFIC GATEWAY GUIDELINES.................
A. NORTH KING STREET................................
B. SOUTH KING STREET.................................
C. EAST MARKET STREET...............................
D. WEST MARKETS STREET............................
E. EDWARDS FERRY ROAD.........................
3. EXISTING STRUCTURES...................................
A. FACADE ALTERATIONS...........................
B. ADDITIONS...............................................
C. DEMOLITION............................................
4. NEW CONSTRUCTION...................................
A. BUILDING FORM......................................
1. MASSING............................................
2. SIZE, SCALE, & HEIGHT.....................
B. ROOF FORMS..........................................
C. FACADE ARTICULATION.........................
D. WINDOWS & DOORS..............................
E. STOREFRONT DESIGN..............................
F. ARCHITECTURAL EXPRESSION
AND DETAILS............................................
3.1
3.x
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PLACEHOL
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3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.1
INTRODUCTION
0. Introduction
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.
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
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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.2
ARCHITECTURAL COMPATIBILITY
1. Architectural Compatibility
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.
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.
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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.3
ARCHITECTURAL COMPATIBILITY
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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.4
SPECIFIC GATEWAY GUIDELINES
2. Specific Gateway Guidelines
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.
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 along 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
character 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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.5
EXISTING| FACADE ALTERATIONS
3A. Facade Alterations3. Existing Structures
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.
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.
Single Story with three-part facade organization
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.
Multi-Story with three-part facade organization
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.6
EXISTING| FACADE ALTERATIONS
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.
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.
Sample of a typical multi-story building with single pane windows,
monolothic brick facade, and no architectural detailing.
A first step of possible updates to the appearance of the building could include add-
ing a cornice at top of building and a sub-cornrice closer to the street level.
Another step of possible updates to the appearance of the building could include
adding a better defined entrance feature and adding storefronts at the pedestrian
level.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.7
EXISTING| FACADE ALTERATIONS
Another step of possible updates to the appearance of the building could be adding a contrasting material at the pedestrian level to create a
more defined base. Consider changing the windows to a more traditional design.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.8
EXISTING| FACADE ALTERATIONS
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.
Before & After Example of how to break up a blank wall
Before & After Example of facade alterations to better relate to context
in scale and detail
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.9
EXISTING| ADDITIONS
3B. Additions
Additions to existing structures should relate to the architectural
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.
Structure on the left shows an example of a Good Addition that
compliments and coordinates with the existing structure
Example of a Bad Addition. PLACEHOL
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PLACEHOL
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3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.10
EXISTING| DEMOLITION | NEW | BUILDING FORM
4. New Construction3C. Demolition
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 structuresto include, but not be limited to
buildings, outbuildings (accessory structures), fences, walls, lamp
posts, and light fixtures, HVAC equipment, bank teller machines,
gas pumps and canopies as well as new townhomes and multi-
family apartment buildings.
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 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 years 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.
4A. 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]
Building Form & Massing Techniques can help even large buildings relate to the human scale
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.11
NEW | BUILDING FORM
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] (put photo under 4d not here??)
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.
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 the 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.
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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.12
NEW | BUILDING FORM
Various approaches to reduce perceived mass of large buildings,
provide visual interest, and maintain human scale
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.13
NEW | BUILDING FORM
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:
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. (graphic)
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.
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 massing will not overwhelm
the Gateway District.
f. Do not leave large gaps or holes in the streetscape by
placing buildings too far apart.
Base, Shaft and Capital reflected in a building
Addition of elements that relate to the pedestrian
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.14
NEW | BUILDING FORM
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
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.15
NEW | ROOF FORMS
4B. 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.Colorful rooftop screening that becomes a building accent
Roof parapet that is an integral part of the building facade
12 CHARLOTTESVILLE ENTRANCE CORRIDOR DESIGN GUIDELINES
Guidelines for Buildings IV
Color is an integral element of the overall design.
1. A coordinated palette of colors should be created for
each development. This palette should be compatible
with adjacent developments.
2. Set the color theme by choosing the color for the
material with the most area. If there is more roof than
wall area in a development, roof color will be the most
important color choice and will set the tone for the rest of
the colors.
3. Limit the number of color choices. Generally there is a
wall color, trim color, accent color, and roof color.
4. Bright accent colors may be appropriate for smaller
areas such as awnings and signs on commercial
buildings.
5. Use color variation to break up the mass of a building
and provide visual interest.
6. Do not use strong color that has the effect of turning
the entire building into a sign.
F. Color
The unified paint scheme at Barracks Road ties in the roof color
by using it as an accent color and on cornice bands throughout
the development.
Yellow and blue rooftop screens accent the silver metal facade of
this structure and reinforce its vertical expression by drawing the
eye upward.
A strong palette of harmonious colors coupled with unpainted
surfaces was used to differentiate between the feed store and
former warehouse while tying the composition together with blue
metal awnings.PLACEHOL
DER
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.16
NEW | FACADE ARTICULATION
4C. Facade Articulation
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.
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 level 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.
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
appearance of the building.
Examples of Four-Sided Architecture Clearly defined primary entrance
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.17
NEW | FACADE ARTICULATION
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.
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.
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.
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;
Unacceptable Blank Wall
Facade articulation by cornices, changes in wall
plane, and canopies.
Well-Articulated Blank Wall
Facade articulation by change in color, brick detailing,
and awnings.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.18
NEW | WINDOWS & DOORS
4D. 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.
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.
Roof line and facade plane modulation, rhythm and balance
Elements of a Three Part Simulated
Divided Light Window
VII. GUIDELINES FOR ADDITIONS TO EXISTING
BUILDINGS AND NEW CONSTRUCTION
Leesburg Old and Historic District Design Guidelines 101
10. If exterior storm windows and
doors are used, install them so
that they do not obscure the
windows or doors. Storm window
divisions, if any, should match
those of the window.
11. Shutters must be sized to fit the
window opening and mounted
using appropriate hardware, so as to
appear operable. If shutters are used
on paired windows, they must be
double-hinged.
Elements of a Three-Part
Simulated Divided Light Window
exterior fixed muntin
integral spacing bar
interior fixed muntin
The rhythm of openings along Loudoun Street is interrupted by
a building whose side elevation does not have openings.
The shutters above are the correct size for the
window opening and are mounted on hinges.
The shutters shown above are the correct size
for the opening but are not mounted on hinges
and, therefore, do not appear to be operable.
Inappropriate Treatments
Do not use snap-in or
removable muntin grilles on
windows or doors.
Avoid designing false windows in
new construction.
Do not use tinted or mirrored glass
on major facades of the building.
Do not use shutters on grouped,
picture, or bay windows.
Do not affix shutters directly to the
wall surface.
Interior fake muntins
do not provide
the visual depth
and shadow lines
found on three-part
simulated divided
light or traditionally
constructed windows.
Parts of a window.
Rhythm of solid and voids with main entry doors accentuated
PLACEHOL
DER
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.19
NEW | STOREFRONTS
4E. Storefront Design
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 whole. PHOTOS.
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, 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.
Examples of a Variety of Contemporary Storefronts
Shape and size of awnings properly fits storefront openings
Compatible yet different storefronts in a Multi-Tenant Building
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.20
NEW | ARCHITECTURAL EXPRESSION AND DETAILS
4F. Architectural Expression and Details
2. Architectural details are useful tools in promoting human
scale and adding architectural 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 safety 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. Alternative
materials may be appropriate if their properties are found
to convey the characteristics of traditional materials.
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 District.
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 building. 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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.21
NEW | TRADEMARK/CORPORATE ARCHITECTURE | MATERIALS & TEXTURE
4H. Materials and Texture4G. Trademark or Corporate Architecture
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 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 appearance.
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 historic 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.
Unacceptable Trademark Building Example of Trademark Building integrated into local context
word doc says include
corporate arch call out
box - but nothing there
PLACEHOL
DER
PLACEHOL
DER
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.22
NEW | MATERIALS & TEXTURE
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.
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.
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.
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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.23
NEW | COLOR
4I. Color
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.
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.
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.24
NEW | BUILDING APPURTENANCES
4J. Building Appurtenances
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.
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.
a. Awning colors should complement the overall color
scheme of a structure. Solid colors 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.
Curved AwningsStandard Sloped Awnings
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.25
NEW | BUILDING APPURTENANCES
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 treating 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.
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 beams, 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 canopy,
utilizing a recessed cut-off design.
Entry Canopy
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.26
NEW | BUILDING APPURTENANCES
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].
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.
Deck transition to grade PLACEHOL
DER
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.27
NEW | IGHTING
4K. Building Lighting
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 on a structure. Cool/blue light
temperatures (above 3500k) 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.
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.
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.
Photos of Appropriate Lighting Photos of Appropriate Lighting
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.28
NEW | PARKING STRUCTURES
4L. 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.
Parking Structures - 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.
ask if photo they included in
draft was actually taken by TOL?
Contextually appropriate/integrated parking garage design
Contextually appropriate/integrated parking garage design
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.29
NEW | BUILDING SERVICES
4M. Building Services
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.
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 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 reduce 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.PLACEHOL
DER
Solar panels integrated into facade to resemble windows
Shade trellis that is actually a solar arrayPLACEHOL
DER
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.30
NEW | BUILDING SERVICES | ATTACHED HOUSING
4N. Attached Housing
1. Multi-Family Housing
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).
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.
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 visible from the public realm is not appropriate.
Equipment mounted on a secondary elevation and not visible
from the public realm may be found appropriate.
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
Multi-Family Housing with both private & shared
outdoor spaces PLACEHOL
DER
3. BUILDING DESIGN
TOWN OF LEESBURG | GATEWAY DISTRICT DESIGN GUIDELINES 3.31
NEW | ATTACHED HOUSING | SUSTAINABLE BUILDING DESIGN
4O. 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.
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)
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)
Detached accessory garages with central alleys Traditional Elements incorporated into a row of townhomesPLACEHOL
DER
Leesburg Gateway Districts Sign Design Guidelines
Draft - 11.1305.2020
1. Sign Types
2. Design Expression and Placement
3. Signage Requirements (# of Signs)
4. Sign Form
a. Size, Scale
b. Height
5. Materials
6. Color
7. Lighting and Illumination
8. Monument and Freestanding Signs
9. Trademark and Corporate Signage
10. Multi-Tenant Signage
11. Public Signage
1. Introduction
Signage is an important element that should be
integrated into the overall design of each site,
building, and streetscape because the Gateway District
corridors are the major routes of approach into the Old
and Historic District. New signs that are added to
existing buildings should also be integrated into the
overall building design with the same level of care and
thought.
The Town of Leesburg Zoning Ordinance, Article 15,
regulates elements of signage such as size, location,
and height. The Department of Planning and Zoning administers these sign regulations.
In the Gateway District, a Certificate of Appropriateness (COA) application is required to
determine the appropriateness of the overall sign design and its location on the building, within
the site, and relative to the streetscape. All signs, whether new signs or changes to existing signs,
must receive the appropriate permits prior to installation. The following sections provide
guidance on the appropriate design and placement of signs. For additional information, refer to
Zoning Ordinance Article 15: Sign Regulations.
Temporary & Portable Signs:
Temporary and Portable signs, as defined in
the Zoning Ordinance, do not require a
Certificate of Appropriateness (COA) but
may require other permits. These signs
include, but are not limited to, banners
advertising sales, grand openings, and other
temporary events. Portable board signs and
flags are movable signs displayed on an
ongoing basis.
2. Sign Types
● *Dieter & Kasey to add a graphic* This graphic shows a sample of the types of
signs that may be located within the Gateway District.
● For definitions of sign types, see Zoning Ordinance Section 15.3.
3. Design Expression & Placement
Signage should be designed into the overall composition of the building, site, and
streetscape with the same level of care and thought as any other architectural design
element, and should be compatible with the Gateway District.
● Signs should not obscure or overwhelm other building elements or site features.
● Signs should not become the dominant feature on the building’s facade or site.
They must be compatible with the overall architecture of the building or site in
design, material, proportion, scale, color, and other architectural details.
● Compose signs with legible fonts and text sizes which complement their overall
design.
● Design and place signage so as to avoid visual clutter.
● Signage should be designed, scaled, and placed in a manner that is of a human
scale. Site and streetscape signage oriented and scaled to occupants of vehicles
may be found appropriate. All signage must be coordinated with and
complementary to the adjacent building architecture and streetscape.
● Coordinate sign support structures such as brackets, posts, and bases, with the
signage they support and the affiliated building architecture.
● The non-traditional placement of a sign to complement a building’s unique
architectural characteristics may be found appropriate.
4. Number of Signs
The Zoning Ordinance specifies a maximum number of signs per business. In the Gateway
District, the appropriate number of signs on an individual building or site may be fewer than the
maximum permitted by Ordinance, and will be determined through the Certificate of
Appropriateness process.
● The number of signs should be carefully integrated into the overall building
design and streetscape.
Commented [LM1]: examples already in ZO, update
and make better
Commented [DP2]: Maybe graphic or photo?
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C o m m e n t e d [ L M 3 ] : p h o t o s
6. Materials
The most common sign materials in the Old & Historic District are carved wood, metal
letters, and (more recently) composite products which visually approximate traditional
materials. Such materials are also appropriate for signs in the Gateway District.
● Sign materials should coordinate with and complement the design and materials
of the building to which it relates.
● Use of traditional sign materials such as embossed or engraved metal, raised
individual letter metal, glass, and painted wood is encouraged. Materials which
visually approximate traditional materials, or contemporary materials may also be
found appropriate.
● Support structures should be constructed of traditional materials (for example:
metal brackets for projecting signs and masonry for monument sign bases).
Contemporary materials which visually approximate traditional materials may
also be appropriate.
7. Color and Finish
The color scheme of a sign includes all text, backgrounds, and graphics as well as borders,
frames, lighting (if any), and support structures.
● The color scheme should typically consist of no more than two or three colors
(including black and white). A well-conceived and executed design with a greater
number of colors may be found appropriate.
● The color scheme must be coordinated with and be complementary to the overall
color scheme of the building or monument structure, including accent and trim
colors.
● The color scheme may not detract from the architectural character of the
storefront, building, or Gateway District.
● Non-traditional finishes may be found appropriate.
● Mirrored or other highly reflective finishes are not appropriate.
8. Lighting and Illumination
In all cases, sign illumination should be viewed as a background detail to complement the
overall building and sign design. Sign illumination should not produce glare or
distraction. All sign illumination proposed within the Gateway District must also comply
with the Zoning Ordinance sign lighting requirements.
● Externally illuminated signs are preferred over those that are internally lit. The
light source used to externally illuminate the sign should be shielded from view
and should not spill over so as to impact pedestrian or vehicular traffic, or
neighboring properties.
● Backlit lighting that creates a glow behind the individual solid letters may be
appropriate (also sometimes called “halo lighting”) and is preferable to other
types of internally illuminated signs.
● Internally illuminated signs should be limited in application and are generally
only appropriate as part of a Comprehensive Sign Plan for the entire property.
When internally illuminated signs are proposed, they must be compatible with the
character of the building and the Gateway District. Backgrounds must be opaque
so that only the letters allow for the passage of light.
● Fixtures should utilize warmer color temperatures (3500◦K (Kelvin) or lower) to
remain consistent with the historic context of Leesburg and be consistent across all
sign lighting. Cool/blue light temperatures (above 3500k) are not appropriate as
they omit an overly bright and contemporary hue which detracts from the historic
character of the Gateway District.
● Spotlights and high-intensity security lighting are not appropriate for sign
illumination. Sign illumination on upper levels should be of a similar intensity and
brightness to those on lower levels.
9. Multi-tenant sites and buildings
For multi-tenant sites or buildings, a Comprehensive Sign Plan should be developed for
the entire property. The Comprehensive Sign Plan should guide individual sign design
and location of signs within the development. The Zoning Ordinance (Section 15.11)
outlines the process for Comprehensive Sign Plans.
● In all cases, material, size, illumination, and placement of signs must be
coordinated in order to ensure that the signs within a multi-building or multi-
tenant development are complementary to both the building and each other.
● A monument or freestanding sign that is coordinated with the architecture of the
building or site may be appropriate to serve as a directory for the overall site.
● Signs in multi-tenant retails centers should be geared towards the pedestrian.
10. Monument and Free-Standing Signs
The installation of a monument or freestanding sign, as defined in the Zoning Ordinance,
may be found appropriate for some sites within the Gateway District. When monument
signs are geared towards the pedestrian, such as those located adjacent to the sidewalk,
they should reflect a human scale. In some circumstances, monument signs may be
geared towards vehicular traffic. Such signs should still be scaled appropriately to the
site and should not overwhelm or obscure the architecture of the buildings on the site.
Commented [LM4]: photo
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