HomeMy Public PortalAboutATT 1 LTP_Joint Work Session Document_01.21.23 v2Joint Work Session Document
Legacy Leesburg Town Plan Update
January 27, 2020
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Table of Contents
Section A –Purpose & Intent
Section B –Big Ideas for the Town Plan
Section C –Planning Context (Preface)
Section D –Guiding Principles
Section E –Opportunities Discussion
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020 Pg.
The meeting with Town Council and the Planning Commission on January 27, 2020 will be used to present
baseline information, emerging trends and themes, and big ideas for writing the first draft of the Town Plan
document. The facilitated discussion will be organized around several key decision points, which will be
programmed to build on each other through the meeting. A Joint Work Session Document (this document)
will provide a backdrop for the event, which was released to meeting participants via email on January 23
(via normal packet release). A slide presentation will be used to organize the discussion and key decision
points on January 27.
Generally speaking, we have learned a tremendous amount about Leesburg in the last six months, and now
is the time to start writing the new Town Plan. We are seeking input from the group in terms of where we
are heading on the big ideas for Leesburg’s future. Capturing general impressions of the material presented
in the Work Session Document, and hearing specifically the groups’ thoughts, ideas, and opinions about
some of the different options for future growth and development will help the project team write with
greater confidence.
Please remember the Town Plan is a visionary document, one of the few times the community dreams big
and really challenges itself to think about its long-term future. The details of implementation will be
worked out in subsequent plans, studies, and documents used to refine the big ideas from the Town Plan.
For now, be visionary in your thinking. Where do you want the Town to be in the next twenty years? How
do we protect the Town’s quality of life and the Leesburg brand? What does the future hold and how does
the Town remain competitive in the region?
We are not seeking consensus at the work session, only input. It is fine if thoughts, ideas, or opinions
raised during the event are in conflict. We will study different viewpoints in more detail while writing the
first draft document, and share what we learned during our next meeting. Detailed comments more suited
for recommendations in the document will also be collected during the event and referred to by project
team members while writing the first draft document.
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020 Pg.
General
Framework
for our
Discussion
4. What did we miss, or what needs to change, before presenting the
first Town Plan draft document?
1. We are here because getting feedback from the Planning
Commission and Town Council is very important throughout the
draft document-writing process.
2. We need your reactions to the draft planning context statement
and guiding principles presented in this document. What do you
think about the initial draft text written so far?
3. There are several “opportunity areas” in the Town where options
exist for how to address future growth and conservation. We want
your thoughts about them for moving forward the best ideas for
the Town Plan.
5. Participation is key to a successful work session. Ask questions of
the project team, and please respond to questions from the
team so we can get the input we need to write with confidence.
Legacy Leesburg Town Plan Update
Section B: Big Ideas for the Plan
Big Ideas*
•It’s All About Character: Character comes first,
land use follows. How do we create memorable
places?
•Change the Trajectory of Leesburg: From a
bedroom community to a more vibrant, urban
place to both live and work —without losing
what makes the Town special.
•Diversified Development Strategy: Recognize
that one size does not fit all.
•Jobs, Jobs, Jobs: What will happen on the last
remaining pieces of land? In redevelopment
areas? How do we make this a place to live and
work—and retain existing business?
* Based on what we’ve heard and learned so far during public outreach events,
background research, and one-on-one discussions
Legacy Leesburg Town Plan Update
January 27, 2020 6
Big Ideas*
•Increase the Home Choice Portfolio: Meet the needs of all citizens.
•Comprehensive, Consistent, & Connected Open Space: Focus on natural connections as well as design elements to create a coherent system of green space.
•Emphasis on the Public Realm: The Town can take the lead on creating character.
•More Emphasis on Moving People: Focus on moving people—not just cars.
•Broad Commitment to the Town Plan: If done well, the plan will reflect the desires of the people of Leesburg.
* Based on what we’ve heard and learned so far during public outreach events, background research, and one-on-one discussions
Legacy Leesburg Town Plan Update
January 27, 2020 7
Legacy Leesburg Town Plan Update
Section C: Planning Context (Preface)
Context for the Plan (Draft)
Leesburg is a place that people are proud to call home.
Drawn in by the history, they stay for the strong sense
of community. Small-town feel and charm, walkable
areas, access to green space and trails, places to
gather, and a thriving downtown all come together to
make Leesburg distinct from other towns in the region.
As the County seat of Loudoun County, one of the
fastest growing areas in Virginia, Leesburg will
continue its transition from its small-town roots to a
larger and more dynamic community. As the
population continues to grow, it is imperative that
Leesburg protect its authentic sense of place and
small-town feel, with the understanding that “small-
town feel” is not dependent on the size of the
population or the square mileage of the Town —it is
instead a reflection of connections to neighbors and a
shared investment in the success of the community.
The Town’s idea for the future is to accommodate
growth in such a way that it retains —and even
improves upon —what makes Leesburg special.
Legacy Leesburg Town Plan Update
January 27, 2020 9
Legacy Leesburg Town Plan Update
Section D: Guiding Principles
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Dollars and Sense: Business & the Economy
Take advantage of Leesburg’s enviably strong market where, for many land uses, demand is outpacing
supply. Harness this potential growth in a manner that enhances resident quality of life, reinforces a
unique brand for the Town, and creates a strong and sustainable local economy.
Moving Around Town: Transportation and Mobility
Provide a safe, reliable, and efficient transportation system that promotes and enhances mobility
and connectivity between neighborhoods and destinations through a multi-modal network of
complete and walkable streets, sidewalks, and trails for transit riders, pedestrians, and cyclists.
All Things Green: Parks, Open Spaces, Greenways, and Natural Resources
Preserve, conserve, and enhance Leesburg’s natural resources, parks, and streetscapes (public realm)
to support the health and well-being of the community and environment.
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Just Big Enough
Balance the need to preserve Leesburg’s existing character and authenticity with accommodating
expected growth and allowing for purposeful, quality development in strategic locations to meet the
needs of existing and future residents, businesses, and visitors. Ensure high quality development that
reflects the character of the community and maintain high quality gateways and corridors to ensure
Leesburg remains distinct from surrounding communities.
Town Character and Authenticity
Retain and protect the historic core of Leesburg and provide a high-quality brand and sense of place
that stretches throughout the entire community. Continue to distinguish Leesburg from the
surrounding areas.
Places to Live: Enhancing Neighborhoods & Improving Home Choices
Protect and enhance the quality and character of existing residential neighborhoods. Seek
opportunities to offer a variety of housing types at a variety of price points that appeal to a wide
range of households and enable residents to live in Leesburg throughout all stages of life. Ensure
that neighborhoods are connected to walkable destinations such as parks, open space, recreational
facilities, and other activity centers.
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Legacy Leesburg Town Plan Update
Section D: Opportunities Discussion
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Town Plan Update Jurisdictional Map
Town Limits
Joint Land Management Area
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Town-Wide Development Status Inventory
Developed
Undeveloped
Committed
57%
17%
4%
15%
6%
Right-of-Way
Open Space
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Town-Wide Planned Land Use Inventory
Open Space
Rural Residential
Low-Density Residential
Medium Residential
Community Office
Regional Office
Community Retail
Regional Retail
Office & Light Industrial
Heavy Industrial
Major Institution
Downtown
16%
5%
40%
1%
4%
8%
< 1%
2%
5%
2%
6%
9%
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Town-Wide Committed Development Inventory
Commercial Retail
General Office
Industrial
Single Family Detached
Single Family Attached
Multifamily Stacked
Hotel Rooms
693,000 s.f.
578,000 s.f.
280,000 s.f.
585 d.u.
925 d.u.
1,282 d.u.
131 rooms
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
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2
3
4
5
6
Areas of Interest for Developing
the Town’s Future Land Use Map…
Crescent District
Edwards Ferry / US 15 Activity Center
Eastern Gateway District
Leesburg Executive Airport
Oaklawn Area
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Meadowbrook Area
Joint Land Management Area (Southeast)
8 Joint Land Management Area (East)
1
2
3
4
5
6
7
8
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Crescent District
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Crescent District 1
Size in Acres:298
Number of Parcels:198
Undeveloped Land:5%
Existing Character:Suburban
Development Status (Today)
Developed
Undeveloped
Committed
75%
5%
9%
Existing Condition Aerial Image
Redevelopment Potential
Right-of-Way
Open Space
0%
1%
10%
The Crescent District includes land immediately south and east of
Downtown. Two major roads –Catoctin Circle and East Market Street –
organize the overall development pattern. Uses today are generally low-
density, single-use, and non-residential. Visitors drive to and between
destinations because they are not well-connected. A great location
between Downtown and routes US 15 and VA 7 makes the Crescent
District both a destination and gateway to historic and iconic Leesburg.
Pressure to (re)develop this area in the future requires forward-thinking
to transform it into something special.
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
General Observations:
•Businesses in the area are
predominately automobile-oriented
•Crescent Place is single mixed-use
community in the area
•W&OD greenway bisects the area
•Market Street is a major gateway
between Downtown and VA 7.
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Crescent District 1
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 1
Low-Density, Single-Use Suburban DistrictThis scenario assumes that the Crescent District Master Plan is
not implemented by policy-makers, developers, landowners,
and the community. Uses throughout the District remain low-
density and single-use. Suburban-style development patterns
favor non-residential (retail) destinations accessible primarily by
automobile.
Existing buildings and parking lots remain until they are in need of rehabilitation, and
then replaced with new buildings and parking lots that are similar to existing
development patterns in terms of height, density, and parking solutions. Open space is
limited in the planning area, and not a dominant design feature of the District.
The business-as-usual scenario largely ignores market trends about failing brick-and-
mortar retail. The “downtown” character area category and Crescent District Plan are
not used to their fullest potential in terms of use, density, or design controls that
promote a more mixed-use, walkable environment.
Downtown
Open Space
Major Institution
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
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Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExamplesCrescent District 1
De
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l
o
p
e
d
Re
d
e
v
e
l
o
p
e
d
De
v
e
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o
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Re
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e
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The photos to the left
(matched vertically to show
change in two different
locations) highlight
opportunities to reuse and
repurpose existing buildings
in the Crescent District for
future uses. These
activities might be common
in different areas of the
District under the growth
scenario described on the
previous page (i.e., the
Crescent District is not fully
implemented).
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Crescent District 1
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Alternative Growth Scenario No. 1
Mixed-Use District, Low Appetite for Redevelopment
This scenario assumes that the Crescent District Master Plan is
implemented, but not as fully-intended in the adopted small
area plan document. Infill development and redeveloped is
limited to 25% or less of the District –represented primarily by
low-to mid-rise buildings up to three stories tall. Shorter
buildings consume more land, including surface parking lots
nearby to serve them.
Open space is limited to a few areas in the District –community parks, greenways, etc. –and low-
interest in widespread redevelopment of the District precludes new open space as a ‘connected
feature’ of the area. New uses in the District are mixed-use and moderate-density. More walkable
development patterns and intensities favor a mix of residential dwelling units and nearby office,
restaurant, and retail destinations (block-by-block or in the same building).
The growth alternative acknowledges changing market conditions and community preferences to
make the Crescent District a destination in Leesburg complementing nearby Downtown.
Crescent District
Mixed-Use Center
(Retrofit)
Open Space
Approved Residential
Development
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
24
Crescent District 1
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
This scenario assumes that the Crescent District Master Plan is
fully-implemented, and the area becomes an iconic destination
in Leesburg complementing the uses and character of
Downtown. Infill development and redevelopment is more
wide spread –up to 50% of the District –compared to
alternative scenario one, and represented by low-and mid-rise
buildings up to four stories tall.
Taller buildings and urban (vs. suburban) parking strategies reduce the future development footprint (lot coverage) and provide
more opportunities for connected-open-space throughout the District (returned via requirements in the development review
process). Pocket parks, public plazas, and community gathering areas are added to community parks and greenways in alternative
scenario one to make open space a prevalent feature in the District. New uses in the District are mixed-use and moderate-density.
More walkable development patterns and intensities favor a mix of residential dwelling units and nearby office, restaurant, and
retail destinations (block-by-block or in the same building).
The growth alternative embraces (maximizes results of) changing market conditions and community preferences to make the
Crescent District an important destination in Leesburg complementing nearby Downtown.
Crescent District
Mixed-Use Center
(Retrofit)
Open Space
Approved Residential
Development
Alternative Growth Scenario No. 2
Mixed-Use District, Strong Appetite for Redevelopment
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
25
Crescent District 1
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Focus Area Concept Drawings
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Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExamplesCrescent District 1
The illustration to the left
highlights one of many
possible concepts for
implementing the thoughts
and ideas in the two
alternative growth
scenarios. Redevelopment
of suburban-scale buildings
and parking lots in the
District to something more
urban –as envisioned in the
Crescent District Master
Plan –affords opportunities
to create more walkable
streets, connect open space
in between buildings, and
use consistent architecture
to create a definable
character and a real sense
of place for the District.
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Crescent District 1
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Focus Area Concept Drawing
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Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExamplesCrescent District 1
The illustration to the left
highlights one of many
possible concepts for
creating more active, more
walkable streets in the
Crescent District, which
could complement the uses,
design, and scale of
buildings and blocks in the
Historic Downtown.
In this concept drawing, the
District would be a place
for both visitors and
residents. Residents may
live above restaurants or
storefronts, or with a short
walking distance from
nearby neighborhoods
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Crescent District 1
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•How quickly does the group want to see change in
the area? Incentives? Regulatory tools? Active
development partners?
•Is the group comfortable with redevelopment and
allowing greater densities (compared to existing
development patterns) to gain additional open space
in the District?
•Does the group agree the Crescent District needs a
design character that makes it a distinguishable
destination, second only to Downtown in importance
as the face of Leesburg?
•Does the group continue to support the mix of uses,
densities, and building heights recommended in the
Crescent District Master Plan?
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Edwards Ferry/
US 15 Bypass
Activity Center
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Size in Acres:187
Number of Parcels:33
Undeveloped Land:10%
Existing Character:Suburban
Development Status (Today)
Developed
Undeveloped
Committed
87%
10%
3%
Existing Condition Aerial Image
Redevelopment Potential
Right-of-Way
Open Space
0%
0%
0%
The Edwards Ferry/US 15 Activity Center is on the east side of Town. The
area surrounds the intersection of Edwards Ferry Road NE and the US 15
Bypass and runs south along Riverside Parkway. Current uses are
generally big box, regional commercial. Visitors drive to and between
destinations because they are not well-connected. The area is largely
built out, but as businesses (such as Walmart) move out, there is
potential for more pedestrian-friendly redevelopment in the area.
Edwards Ferry/US 15 Bypass Activity Center 2
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
General Observations:
•Businesses in the area are
predominately automobile-oriented
•Some destinations in the study area
are older and outdated
•Big box and large surface parking lots
are a predominate feature in the area
•Old Wal*Mart site is current vacant
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 1
No Appetite for RedevelopmentIn this scenario, the area is not a focal point in the community’s long-term
vision to create unique and recognizable centers throughout Town. Uses in
the area remain low-density and single-use. Suburban-style development
patterns favor non-residential (primarily retail with limited office) destinations
accessible primarily by automobile. Existing buildings and parking lots remain
until they are in need of rehabilitation, and then replaced with new buildings
and parking lots that are similar to existing development patterns in terms of
height, density, and parking solutions. Open space is limited in the planning
area, and not a dominate design feature of the activity center.
The business-as-usual scenario largely ignores market trends about failing
brick-and-mortar retail. The “downtown” character area category assigned
west of the US 15 Bypass is not used to its fullest potential in terms of use,
density, or design controls that promote a more mixed-use, walkable
environment.
Downtown
Regional Retail
Community Office
Edwards Ferry/US 15 Bypass Activity Center 2
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
34
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Alternative Growth Scenario No. 2
Low Appetite for RedevelopmentIn this scenario, there is interest from policy-makers, developers, landowners,
and the community to invest in parts of the activity center in ways that make
them more walkable destinations (primarily drive-to, park-once environments)
with a mix of complementary land uses and integrated open space. Infill
development and redeveloped is limited to 25% or less of the activity center –
represented primarily by low-to mid-rise buildings up to three stories tall.
Shorter buildings consume more land, including surface parking lots nearby to
serve them. Open space is limited to a few areas in the redeveloped portions
of the activity center –small public greens, pocket parks, etc. –and low-
interest in widespread redevelopment of the activity center precludes new
open space as a ‘connected feature’ of the area.
New uses in the activity center are mixed-use and moderate-density. More
walkable development patterns and intensities favor a mix of residential
dwelling units and nearby office, restaurant, and retail destinations (block-by-
block or in the same building). Surrounding residential neighborhoods feel
connected to the activity center.
The growth alternative acknowledges changing market conditions and
community preferences to make activity centers desirable, attractive
destinations in Leesburg (similar to the Village at Leesburg activity center, but
at a much lower development intensity and scale).
Employment Center
Suburban Retail
Mixed-Use Center
(Retrofit)
Approved Residential Development
Edwards Ferry/US 15 Bypass Activity Center 2
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
35
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Alternative Growth Scenario No. 3
Strong Appetite for Redevelopment
Employment Center
Suburban Retail
Mixed-Use Center
(Retrofit)
Approved Residential Development
In this scenario, there is interest from policy-makers, developers, landowners,
and the community to invest in the activity center in ways that make it a more
walkable destination (primarily drive-to, park-once environments) with a mix
of complementary land uses and integrated open space. Infill development
and redevelopment is more widespread –up to 40% of the activity center –
compared to alternative scenario one, and represented by low-and mid-rise
buildings up to four stories tall. Taller buildings and urban (vs. suburban)
parking strategies reduce the future development footprint (lot coverage) and
provide more opportunities for connected-open-space throughout the activity
center (returned via requirements in the development review process). More
pocket parks, public plazas, and community gathering areas are added
throughout the activity center to make open space a prevalent feature in the
area. New uses in the activity center are mixed-use and moderate-density.
More walkable development patterns and intensities favor a mix of residential
dwelling units and nearby office, restaurant, and retail destinations (block-by-
block or in the same building). Surrounding residential neighborhoods feel
connected to the activity center.
The growth alternative embraces (maximizes results of) changing market
conditions and community preferences to make the Edwards Ferry/US 15
Bypass Activity Center an important destination in East Leesburg.
Edwards Ferry/US 15 Bypass Activity Center 2
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
36
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Focus Area Concept DrawingEdwards Ferry/US 15 Bypass Activity Center 2
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•How quickly does the group want to see change in
the area? Incentives? Regulatory tools? Active
development partners?
•How does an activity center in this location
complement surrounding land uses? How does the
activity center best connect to nearby neighborhoods?
•Should any new (or repurposed) activity center in
Leesburg require a residential component?
•Should the land use vision for this area change to
consider a new development pattern?
Edwards Ferry/US 15 Bypass Activity Center 2
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Eastern Gateway
District
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Eastern Gateway District 3
Size in Acres:598
Number of Parcels:51
Undeveloped Land:38%
Existing Character:Suburban
Development Status (Today)Existing Condition Aerial Image
The Eastern Gateway District includes land generally along East Market
Street outside of the Bypass. The corridor serves as a gateway to
downtown. Uses today include regional shopping and employment, as
well as a mixed-use development that includes retail, residential, and
offices (Village at Leesburg). In a portion of the district, visitors drive to
and between destinations because they are not well-connected.
However, the Villages at Leesburg is an area where visitors can park once
and walk to many destinations. Future development in this area would
take place on vacant parcels.
Developed
Undeveloped
Committed
49%
38%
13%
Redevelopment Potential
Right-of-Way
Open Space
0%
0%
0%
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
General Observations:
•Leesburg Corner Premium Outlets is a
major destination in the area
•Businesses are low-density and single-
use, predominately automobile-
oriented.
•There are substantial areas of office
and industrial.
•The Village at Leesburg is a very
popular destination in the area.
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 1
Suburban Office ClusterThe Eastern Gateway District currently serves a wide variety of
purposes. People live, work, and play there, but for many people, it
serves as a pass-through to other areas. The current Town Plan
designates much of the East Market Street corridor for Regional Office
(described as campus-style, corporate office headquarters) and
Community Office. Much of the existing land use along the corridor,
however, does not match this designation, largely as a result of land use
decisions such as Leegate, Lowe’s, Brown’s Car Stores, and the Village at
Leesburg. In 2018, the Town prepared—but did not adopt—the Eastern
Gateway District Small Area Plan. The plan recognized national trends
that had emerged since the adoption of the 2010 Town Plan and sought
to provide more detailed guidance for land use decisions along the
corridor.
In this scenario, the Plan remains unadopted, and the earlier
designations are followed.
Eastern Gateway District 3
Regional Retail
Community Retail
Regional Office
Community Office
Major Institution
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
42
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
Proposed Master Plan ConceptIn 2018, the Town prepared the Eastern Gateway District Small
Area Plan. The plan recognized national trends that had
emerged since the adoption of the 2010 Town Plan and sought
to provide more detailed guidance for land use decisions along
the corridor. This scenario would follow those
recommendations.
While creating and maintaining employment opportunities
remains a focus of the Eastern Gateway Area, the plan
recognizes that current office needs are not focused on
centralizing office space into campus-style office headquarters.
Teleworking and offsite/remote office locations are becoming
more popular, and current demand is often for office space in
mixed-use environments. National trends emphasize integration
of office with other uses such as residential, retail,
entertainment, and civic uses.
The Town may also be able to capitalize on office/clean
industrial functions. This type of use may have typical office
functions but also has elements of highly technical
industrial functionality, with a mixture of research and design,
assembly, production and/or distribution business
components.
Eastern Gateway District 3
Mixed-Use Center
Regional Office
Business & Office
Neighborhood Center
Suburban Retail
Office/Light Industrial
Open Space
Approved Residential Development
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
43
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 3
Moderate Employment Center
Eastern Gateway District 3
Employment Center
Mixed-Use Center
Business & Office
Neighborhood Center
Suburban Retail
Special Use
Open Space
Approved Residential Development
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
44
The alternative scenario recognizes the mix of suburban uses and
intensities that have evolved over time in the study area while also
targeting employment uses for the remaining vacant properties as
a means to encourage economic development and increase the
number of jobs in Leesburg. Future development in the
employment centers would emphasis an innovation village concept
with a design, scale, character, and intensity that emphasizes
technology, creativity, and forward-thinking. Uses in the area may
support a corporate headquarters, research and development
campus, manufacturing center, or other centers of excellence and
the nearby retail businesses and housing options needed to serve
its employees. Office, retail, and potentially a limited number of
residential uses (primarily above retail or office space on the first
floor of the building) are mixed within the center either in the same
building or nearby blocks.
Taller buildings (two stories) and urban (vs. suburban) parking
strategies reduce the future development footprint (lot coverage)
and provide more opportunities for connected-open-space
throughout the new employment centers (returned via
requirements in the development review process). Pocket parks,
public plazas, and community gathering areas are added to overall
design of the center to make open space a prevalent feature in the
area.
The alternative scenario acknowledges market trends that are
changing to meet the needs of a more creative class of workers
anticipated in the future.
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 4
Major Employment Center
Eastern Gateway District 3
Employment Center
Mixed-Use Center
Business & Office
Neighborhood Center
Suburban Retail
Special Use
Open Space
Approved Residential Development
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
45
The alternative scenario is a slightly more intense version of
alternative scenario number three presented on the previous page.
Future development in the employment centers would emphasis an
innovation village concept with a design, scale, character, and
intensity that emphasizes technology, creativity, and forward-
thinking. Uses in the area may support a corporate headquarters,
research and development campus, manufacturing center, or other
centers of excellence and the nearby retail businesses and housing
options needed to serve its employees. Office, retail, and
potentially a limited number of residential uses (primarily above
retail or office space on the first floor of the building) are mixed
within the center either in the same building or nearby blocks.
Taller buildings (three stories) and urban (vs. suburban) parking
strategies reduce the future development footprint (lot coverage)
and provide more opportunities for connected-open-space
throughout the new employment centers (returned via
requirements in the development review process). Pocket parks,
public plazas, and community gathering areas are added to overall
design of the center to make open space a prevalent feature in the
area.
The alternative scenario acknowledges market trends that are
changing to meet the needs of a more creative class of workers
anticipated in the future.
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Employment Center Concept ExampleEastern Gateway District 3
The illustration to the left
highlights one of many
possible concepts for a new
employment center in
Leesburg. Buildings and
uses in the center are
oriented toward a grid of
connected and walkable
streets. Office, retail, and
potentially residential uses
(sometimes above retail or
office space on the first
floor of the building) are
mixed within the center
(either in the same building
or nearby blocks). Open
space is a meaningful
design element of the
center.
New employment centers
in Leesburg may support
corporate headquarters,
research and development
campuses, manufacturing
centers, technology
centers, or other centers of
excellence important to the
region.
46
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Employment Center Concept ExampleEastern Gateway District 3
The illustration to the left
highlights one of many
possible concepts for a new
mixed-use activity center in
Leesburg. Land uses and
buildings on small blocks in
the core of the activity
center may stand two or
more stories tall, and
encourage community
activity on walkable streets
and in the public spaces
designed between
buildings. Residential units
or office space may be
found over storefronts in
the activity center.
Homes surrounding the
core of the activity center
may offer several choices –
single family home,
townhome, condominium,
senior living, etc. –to live
and experience the center.
47
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•Do we require development in the Eastern Gateway
District be more unified in terms of building
placement, height, design, etc. to reinforce a specific
Town character?
•What level of height and density limits are the group
comfortable with to unlock new investments
(development potential) in the Eastern Gateway
District?
•Should any new (or repurposed) activity center in
Leesburg require a residential component?
•What is the relationship between Downtown, the
Crescent District, and the Eastern Gateway District?
More of the same? How can the Eastern Gateway
District best contribute to a diversified development
strategy in Leesburg?
Eastern Gateway District 3
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Leesburg
Executive
Airport
49
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Leesburg Executive Airport 4
Size in Acres:771
Number of Parcels:32
Undeveloped Land:48%
Existing Character:Suburban
Development Status (Today)Existing Condition Aerial Image
The Leesburg Executive Airport area is generally south of Battlefield
Parkway, with portions both within the Town limits and in the Joint Land
Management Area. The Town is pursuing annexation in the JLMA portion
of the area. The major use in the area is the airport. However, there are
also suburban office buildings, many of which are occupied by Loudoun
County government. Compass Creek is a master planned community
currently in development. Major recent arrivals to the area are the new
Walmart and Ion International Training Center, and a number of fast
food restaurants were recently approved by the Town. Development in
the area would take place only on vacant parcels and is anticipated to be
primarily office.
Developed
Undeveloped
Committed
45%
48%
0%
Redevelopment Potential
Right-of-Way
Open Space
0%
7%
0%
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
General Observations:
•Leesburg Executive Airport is a
major asset in the area that
consumes most of the planning
area
•Office buildings are low-profile and
generally single-use
•The Compass Creek development
includes the new Wal*Mart
•The Ion International Training
Center is a major asset in the area
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 1
Suburban Office ClusterThe Leesburg Executive Airport and surrounding areas offer a location unique
in the region for recruiting economic development interests. Airport and
related activities are targeted for areas identified as office and light industrial
on the map (light grey in color). Uses throughout the area remain low-density
and single-use. Suburban-style development patterns –currently anchored by
the International Training Center and Wal*Mart Supercenter –are accessible
primarily by automobile.
Shorter buildings consume more land, including surface parking lots nearby to
serve them. Open space is not a primary concern in the development pattern
beyond meeting buffer and storm water requirements. Targeted uses for
vacant areas in the south include general office, research and development,
and data centers.
The business-as-usual scenario acknowledges market trends related to high
demand for office and data center uses in the region; however, the densities,
uses, and form of development represented in the scenario largely ignore
emerging themes and best practices for creating more urban (or at least
campus-connected) employment centers to serve a more creative class of
workers anticipated in the future.
Regional Office
Office/Light Industrial
Leesburg Executive Airport 4
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
52
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
Major Employment CenterThe Leesburg Executive Airport and surrounding areas offer a location unique in
the region for recruiting economic development interests. Airport and related
activities are targeted for areas identified as office and light industrial on the
map (light grey in color). Suburban-style development patterns –currently
anchored by the International Training Center and Wal*Mart Supercenter –in
the northwest (red in color) are accessible primarily by automobile.
The remainder of the site is envisioned as an innovation village with a design,
scale, character, and intensity that emphasizes technology, creativity, and
innovation. Uses in the area may support a corporate headquarters, data
center, research and development campus, manufacturing center, or other
centers of excellence and the nearby retail businesses and housing options
(sometimes above retail or office space on the first floor of a building) needed
to serve its employees.
Taller buildings (minimum of two stories) and urban (vs. suburban) parking
strategies reduce the future development footprint (lot coverage) and provide
more opportunities for connected-open-space throughout the activity center
(returned via requirements in the development review process). Pocket parks,
public plazas, and community gathering areas are added throughout the area to
make open space a prevalent feature in the overall development.
The alternative scenario acknowledges market trends that are changing to meet
the needs of a more creative class of workers anticipated in the future.
Employment Center
Suburban Retail
Office/Light Industrial
Leesburg Executive Airport 4
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
53
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
Major Employment Center
Employment Center
Suburban Retail
Office/Light Industrial
Leesburg Executive Airport 4
The Leesburg Executive Airport and surrounding areas offer a location unique in the
region for recruiting economic development interests. Airport and related activities are
targeted for areas identified as office and light industrial on the map (light grey in color).
Suburban-style development patterns –currently anchored by the International Training
Center and Wal*Mart Supercenter –in the northwest (red in color) are accessible
primarily by automobile.
The remainder of the site is envisioned as an innovation village with a design, scale,
character, and intensity that emphasizes technology, creativity, and innovation. Uses in
the area may support a corporate headquarters, data center, research and development
campus, manufacturing center, or other centers of excellence and the nearby retail
businesses and housing options (sometimes above retail or office space on the first floor
of a building) needed to serve its employees.
Taller buildings (minimum of three stories) and urban (vs. suburban) parking strategies
reduce the future development footprint (lot coverage) and provide more opportunities
for connected-open-space throughout the activity center (returned via requirements in
the development review process). Pocket parks, public plazas, and community gathering
areas are added throughout the area to make open space a prevalent feature in the
overall development.
The alternative scenario acknowledges market trends that are changing to meet the
needs of a more creative class of workers anticipated in the future.
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
54
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•Is there potential to identify a specific use (or user) in
this location that could help recruit jobs and economic
investment in the Town?
•What land use or design considerations might be
needed to maximize location/proximity to the airport?
•What is the ultimate goal for a non-residential use
near the airport? Major shopping center? Major
employment center? Something else?
Leesburg Executive Airport 4
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Oaklawn Area
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020 Pg.
Oaklawn Area 5
Size in Acres:68
Number of Parcels:9
Undeveloped Land:69%
Existing Character:Suburban
Development Status (Today)Existing Condition Aerial Image
The Oaklawn area is northeast of the intersection of the Dulles
Greenway and Battlefield Parkway. Much of the land is currently
undeveloped, but a portion includes Oaklawn, a 165-acre mixed use
development. Additional development in the area would take place only
on the vacant land and is anticipated to include primarily regional office
uses. A portion of the area is in the airport protection zone.
Developed
Undeveloped
Committed
31%
69%
0%
Redevelopment Potential
Right-of-Way
Open Space
0%
0%
0%
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
General Observations:
•Much of the area is currently
undeveloped
•Early development is low-density,
single-use, and auto-oriented
•A portion of the area is in the Airport
Runway Protection Zone, and building
heights are limited.
•Airport noise is a factor in the area.
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 1
Suburban Office ClusterThe proximity of this area to Leesburg Executive Airport, as well as easy access
to the Dulles Greenway, makes this area appropriate for the Town’s highest
intensities.
In this scenario,the area is primarily targeted for corporate headquarters,
emerging technologies facilities, conference centers, and higher education
facilities. Suburban-style development patterns are accessible primarily by
automobile.
Shorter buildings consume more land, including surface parking lots nearby to
serve them. Open space is not a primary concern in the development pattern
beyond meeting buffer and storm water requirements. Targeted uses for
vacant areas include
The business-as-usual scenario acknowledges market trends related to high
demand for office and data center uses in the region; however, the densities,
uses, and form of development represented in the scenario largely ignore
emerging themes and best practices for creating more urban (or at least
campus-connected) employment centers to serve a more creative class of
workers anticipated in the future.
Regional Office
Office/Light Industrial
Oaklawn Area 5
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
59
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
New Employment CenterInthisscenario,the entire site is envisioned as an innovation village with a
design, scale, character, and intensity that emphasizes technology, creativity,
and innovation. Uses in the area may support a corporate headquarters,
research and development campus, manufacturing center, or other centers of
excellence and the nearby retail businesses and housing options needed to
serve its employees.
Taller buildings (minimum of two stories) and urban (vs. suburban) parking
strategies reduce the future development footprint (lot coverage) and provide
more opportunities for connected-open-space throughout the activity center
(returned via requirements in the development review process). Pocket parks,
public plazas, and community gathering areas are added throughout the area
to make open space a prevalent feature in the overall development.
The alternative scenario acknowledges market trends that are changing to
meet the needs of a more creative class of workers anticipated in the future.
Employment Center
Oaklawn Area 5
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
60
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
New Employment CenterThis is a slightly more intense version of the previous scenario. The entire site
is once again envisioned as an innovation village with a design, scale,
character, and intensity that emphasizes technology, creativity, and
innovation. Uses in the area may support a corporate headquarters, research
and development campus, manufacturing center, or other centers of
excellence and the nearby retail businesses and housing options needed to
serve its employees.
Taller buildings (minimum of three stories) and urban (vs. suburban) parking
strategies reduce the future development footprint (lot coverage) and provide
more opportunities for connected-open-space throughout the activity center
(returned via requirements in the development review process). Pocket parks,
public plazas, and community gathering areas are added throughout the area
to make open space a prevalent feature in the overall development.
The alternative scenario acknowledges market trends that are changing to
meet the needs of a more creative class of workers anticipated in the future.
Employment Center
Oaklawn Area 5
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
61
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExampleOaklawn Area 5
The illustration to the left
highlights one of many
possible concepts for a new
employment center in
Leesburg. Buildings and
uses in the center are
oriented toward a grid of
connected and walkable
streets. Office, retail, and
potentially residential uses
(sometimes above retail or
office space on the first
floor of the building) are
mixed within the center
(either in the same building
or nearby blocks).
Walkable streets, pocket
parks, public plazas, and
other community gathering
areas in the employment
center provide several
opportunities to experience
the positive energy of the
center.
62
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•Are there benefits to encouraging more dense
development in this location if land available from
buildings going taller (reduced footprints) meant more
public open space could be provided for employees,
visitors, etc.?
•Are there any ideas to maximize the proximity of this
location to the Leesburg Executive Airport?
•Is there a reason to reprioritize uses and design
characteristics in the employment center to promote
more activity between buildings?
Oaklawn Area 5
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Legacy Leesburg Town Plan Update Joint Work Session Document
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Meadowbrook
Area
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Meadowbrook Area 6
Size in Acres:74
Number of Parcels:16
Undeveloped Land:100%
Existing Character:Suburban
Development Status (Today)Existing Condition Aerial Image
The Meadowbrook area borders South King Street and Route 7 and is
completely undeveloped. Meadowbrook is surrounded by residential
uses, and current plans call for additional low density residential, with
the possibility of a Neighborhood Center to fill the needs of the existing
community.
Developed
Undeveloped
Committed
0%
100%
0%
Redevelopment Potential
Right-of-Way
Open Space
0%
0%
0%
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 1
Suburban Residential NeighborhoodIn this scenario, the area remains low-density residential.
Low-Density Residential
Open Space
Meadowbrook Area 6
7
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
66
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
New Neighborhood Activity CenterIn this scenario, the site develops as a Neighborhood Activity
Center. Small scale Neighborhood Centers provide goods and
services to surrounding neighborhoods. Their proximity to
neighborhoods requires that operations be low-intensity,
unobtrusive, and at a scale and design compatible with nearby
residential development. The design of Neighborhood Centers
transitions effectively between residential and nonresidential
uses and includes safe and convenient pedestrian and bicycle
access for nearby residents. While this is primarily a commercial
category, some Neighborhood Centers may include upper story
residential or office. Sites also effectively minimize the impact
of cut-through traffic on nearby neighborhood streets by
orienting vehicle access and circulation away from adjacent
neighborhoods.
Neighborhood Center
Open Space
Meadowbrook Area 6
7
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
67
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExampleMeadowbrook Area 6
The illustration to the left
highlights one of many
possible concepts for a new
neighborhood center in
Leesburg. Small scale
development in the center
provides goods and services
to surrounding
neighborhoods. Their
proximity to neighborhoods
requires that operations be
low-intensity, unobtrusive,
and at a scale and design
compatible with nearby
residential development.
The design of a
neighborhood center at
Meadowbrook would need
to transition effectively
between residential and
non-residential uses, and
include safe and convenient
pedestrian and bicycle
access for nearby residents.
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•In your opinion, what land uses, design features, or
site characteristics reinforce a neighborhood activity
center (vs. some other office or commercial
designation)?
•How does an activity center in this location
complement surrounding land uses? How does the
activity center best connect to nearby neighborhoods?
•Is the land better suited for a residential neighborhood
or a new office and neighborhood activity center?
Meadowbrook Area 6
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Legacy Leesburg Town Plan Update Joint Work Session Document
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JLMA Southeast
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
JLMA (Southeast)7
Size in Acres:476
Number of Parcels:23
Undeveloped Land:71%
Existing Character:Suburban
Development Status (Today)Existing Condition Aerial Image
This portion of the Joint Land Management Area is largely undeveloped
with limited access, but residential and light industrial has been
approved by the County. The area is bisected by both the W&OD Trail
and Crosstrail Boulevard and borders the Luck Stone Quarry to the east
and residential neighborhoods to the west. The developed portions of
the area are generally industrial. Future development is expected to be a
mix of office and industrial, with the addition of a significant residential
component. At some point, the Town intends to bring the area into the
municipal limits.
Developed
Undeveloped
Committed
22%
71%
0%
Redevelopment Potential
Right-of-Way
Open Space
0%
1%
5%
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
General Observations:
•Light industrials uses are prevalent in
the area
•Luck Stone Quarry is in the area
•There are a variety of land uses
surrounding the area: parks and
recreation, single family
neighborhood, townhome community,
lifestyle center, and heavy industrial.
•Large tracts of land in the area are
undeveloped
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Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020 Pg.
Growth Scenario No. 1
Low-Density, Single-Use Employment CenterIn this scenario, the entire area is dedicated to employment,
with a mix of office and industrial. These areas support both
large-scale, single tenant office and industrial buildings and
smaller, multi-tenant office and industrial buildings that are
clustered and may support and serve one another. These areas
are typically buffered from surrounding development by tree
preservation areas or landscaped areas, with the type and size
of the buffer a function of the activities being performed on the
site.
Community Office
Office/Light Industrial
Light Industrial
Heavy Industrial
JLMA (Southeast)7
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
Residential & Non-Residential MixIn this scenario, high demand for additional housing leads to
much of the area being approved for residential neighborhoods.
By responding to this short-term demand,the Town loses
valuable area that could be dedicated to employment.Business & Industrial
Residential Neighborhood
JLMA (Southeast)7
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
74
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•Is there potential to identify a specific use (or user) in
this location that could help recruit jobs and economic
investment in the Town?
•Is there a use or design consideration that might best
complement very different surrounding land uses in
the area (i.e., parks and recreation, single family
neighborhood, townhome community, lifestyle center,
and quarry)?
•Is the land generally located south of the Village at
Leesburg and west of Luck Stone Quarry better suited
for a residential neighborhood, or office and light
industrial uses?
JLMA (Southeast)7
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Legacy Leesburg Town Plan Update Joint Work Session Document
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JLMA east
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Legacy Leesburg Town Plan Update Joint Work Session Document
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Size in Acres:173
Number of Parcels:6
Undeveloped Land:76%
Existing Character:Suburban
Development Status (Today)Existing Condition Aerial Image
This portion of the Joint Land Management Area borders Edwards Ferry
Road and Battlefield Parkway. At some point, the Town expects to bring
this area in to the municipal limits.The area is currently primarily
undeveloped, with the exception of some very low-density residential
uses. The area abuts residential neighborhoods to the east, as well as
retail uses across Battlefield Parkway. Future land use is currently
expected to be low-density residential, but this may be an ideal location
for a residential conservation neighborhood to protect both the
viewshed and interior open space.
JLMA (East)8
Developed
Undeveloped
Committed
24%
76%
0%
Redevelopment Potential
Right-of-Way
Open Space
0%
0%
0%
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Legacy Leesburg Town Plan Update Joint Work Session Document
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Growth Scenario No. 1
Suburban NeighborhoodIn this scenario, the area develops as a low-density
residential neighborhood.
Low-Density Residential
JLMA (East)8
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
78
Conservation Neighborhood
Special Use
Open Space
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Growth Scenario No. 2
Conservation NeighborhoodIn this scenario, the area develops as a conservation
neighborhood. A Conservation Neighborhood preserves
30% to 50% of the buildable land on a site for permanent
open space ― protecting environmental features, tree
stands, or outstanding viewsheds ― by closely clustering
homes of varying lot sizes and densities together .
Conservation Neighborhood design should respond to
specific features on the site; however, goals to reallocate
gross allowable densities into compact development
areas that minimize infrastructure investments and
maximize large, continuous areas for permanent open
space are encouraged. Resident amenities in these
neighborhoods should include walking trails and
neighborhood gardens. Conservation Neighborhoods are
primarily residential but may include limited civic uses. In
this case, the southern tip of the area would develop as a
church.
JLMA (East)8
The type of land uses and their assignment to the study area are for a hypothetical condition that
allows for the comparison of competing ‘big ideas’ for the future of Leesburg (i.e., the alternative
growth scenarios). A more refined assignment of land uses in the study area will be included in
the first draft of the Town Plan document, which takes into account development status, projects
approved by Town Council, and comments from participants at the joint work session.
Note:
79
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExampleJLMA (East)8
The illustration to the left
highlights one of many
possible concepts for a
conservation neighborhood
in Leesburg. Development
is clustered to specific
portions of the site to save
a significant amount of
land as permanent open
space (sometimes up to
50% of the neighborhood is
preserved as open space).
Open space preserved in
the development may be
closed or open to the public
as a matter of Town policy
decided during the
development application
review process.
80
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExampleJLMA (East)8
The illustration to the left
highlights one of many
possible design concepts
for a conservation
neighborhood in Leesburg.
Home sites are located to
take advantage of natural
features on the property.
Large tree stands, ponds,
and wetlands are
integrated into the overall
design concept and
development impacts are
minimized to the extent
possible.
81
Legacy Leesburg Town Plan Update
January 27, 2020
Joint Work Session Document
Development Concept ExampleJLMA (East)8
The illustration to the left
highlights one of many
possible design concepts
for a conservation
neighborhood in Leesburg.
Open space reserved in the
neighborhood should be
significant –sometime 50%
or more of the site is
preserved as open space –
and connected to the
locations and orientation of
home sites in the
neighborhood via view
sheds, trails, community
gardens, etc.
82
Legacy Leesburg Town Plan Update Joint Work Session Document
January 27, 2020
Discussion Questions
•Is the group comfortable doubling allowable density –
from 2.0 to 4.0 dwelling units per acre –if at least 50%
of the land is dedicated to permanent open space?
•Is the group comfortable with the concept of
conservation neighborhoods in this location?
JLMA (East)8
•Are there any special elements or criteria the group
would like to see accompany the definition of
conservation neighborhood?
83