Roanoke, VA Zoning Overlays & Bonuses: Downtown Design Guide (2026)

Under City Code Sec. 2-330, the H-1 Overlay District exists to preserve landmarks and structures listed or eligible for listing on the Virginia Landmarks Register or National Register of Historic Places, or with local significance, and applies as a supplement over whatever base zoning district sits underneath it; where the two conflict, the more restrictive rule wins. Any demolition, moving, erection, reconstruction, alteration, or restoration of a structure or landmark in H-1 needs a Certificate of Appropriateness (COA) under Sec. 2-530(b)(4) is exempt. For new construction or exterior modification, the Architectural Review Board judges the design against mass, dimensions, materials, color, ornamentation, and architectural style compatibility with the district.

Renovation applications are measured against the Secretary of the Interior's ten Standards for Rehabilitation, covering everything from retaining historic materials to using the gentlest possible cleaning methods and avoiding chemical or physical treatments like sandblasting that damage historic surfaces. Signage in H-1 must be compatible in dimension, material, color, letter style, and lighting with the building and district. Demolition requests are separately reviewed for whether loss of the structure would harm the district's public interest or its historic and architectural contribution. The Board may also adopt specific written Architectural Design Guidelines for all or part of the district, which it must then apply when deciding whether to grant or deny a COA.