HomeMy Public PortalAbout2013_01_08_R024 Town Plan Amendments for Crescent Design DistrictThe Town of
]Leesburg,
Virginia
RESOLUTION NO.2013 -024
PRESENTED January 8, 2013
ADOPTED January 8, 2013
A RESOLUTION: ADOPTING TLTA 2012 -0001, CRESCENT DISTRICT AMENDMENTS,
COMPRISING AMENDMENTS TO THE TOWN PLAN AND THE
CRESCENT DISTRICT MASTER PLAN.
WHEREAS, the Crescent Design District presents opportunities to achieve development
and redevelopment that increase property values while reinforcing and extending the character of
the downtown in appropriate areas; and
WHEREAS, the Leesburg Planning Commission held its public hearing on October 4,
2012, and recommended approval of the revisions to the Town Plan and the Crescent District
Master Plan in support of the proposed zoning Crescent Design District; and
WHEREAS, the Town Council held a duly advertised Public Hearing on November 13,
2012; and
THEREFORE, RESOLVED, by the Council of the Town of Leesburg in Virginia that
TLTA- 2012 -0001, Crescent District Amendments, is hereby approved to amend the Town Plan
and the Crescent District Master Plan as described in Attachment 1 to this resolution.
PASSED this 8th day of January, 2013.
Umstattd, Mayor
Town of Leesburg
ATT T:
Clerk of nil
P:\Resolutions\2013 \0108 Town Plan CDD Amendments Revised.doc
ATTACHMENT 6 — TOWN PLAN AMENDMENTS
Chapter 11 Crescent District
Goal
The Crescent District will create a new approach for development and
redevelopment patterns that present a superior opportunity to extend the fine
grain pattern of the downtown area and the original Old and Historic District,
while creating a setting for a mixture of uses including a host of housing
types.
The Crescent District presents an opportunity for redevelopment consistent with the
downtown area that will also incorporate greater density into a collection of uses
coupled with high quality pedestrian spaces. In addition, the Crescent District
reflects the adopted "Business Development Strategy" (BDS) to introduce more
housing options, business location alternatives, and shopping and dining to expand
and complement downtown.
On June 27, 2006, die Town of Leesburg adopted the Crescent District Master Plan
(CDIvfP). The CDMP covers an area of approximately 150 acres adjoining part of
the original Old and Historic District of Leesburg. The crescent arc of the Town
Branch and the W &OD Trail bisect the District. The core of the District was once
the industrial heart of Leesburg. As a result, the current land uses in the Crescent
District vary widely from warehousing and industrial clustered near die old W &OD
Trail bed to successful strip commercial along Catoctin Circle.
The District is also home to a variety of housing from preserved homes to a unique
grouping of smaller housing in what is known as "Vinegar Hill." Significant
landmarks of the District include Dodona Manor, home of General George C.
Marshall; the Market Station complex of shops, offices and restaurants; and the
Barber & Ross site which is currently proposed for redevelopment into a mixed -use
center.
The concept of "Crescent District" was first proposed and the name coined during
the development of the Business Development Strategy for Leesburg that recognized
that the traditional downtown, now nearly fully occupied, could be expanded in
selected areas along Town Branch and the W &OD Trail. The Business Development
Strategy was adopted in concept by the Town Council in 2003. In fact, the Crescent
District presents a superior opportunity to extend the fine grain pattern of the
downtown area while creating a setting for a mixture of uses including a host of
housing types.
The large quantity of underutilized land in the Crescent District presents an
opportunity for redevelopment consistent with the downtown area that will also
incorporate greater density into a collection of uses, coupled with high quality
pedestrian spaces. The Business Development Strategy identifies sit strategies for
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Chapter 11
developing the business climate of Leesburg. Among those was "Live, Work, Play"
which presented a strategy to introduce more housing options, business location
alternatives, and shopping and dining to expand and complement downtown. The
Business Development Strategy suggested adding open spaces to encourage outdoor
events along Town Branch, additional mixed -use developments, and a new approach
to development in Leesburg that would be pro -active toward new investment rather
than reactive.
The Business Development Strategy recommendations were being implemented
concurrently with engineering studies to alleviate flooding along the Town Branch,
which had been plaguing properties ii the area for some time. These two efforts,
combined with burgeoning interest in properties in die District, presented a
significant occasion to create a detailed plan for the future.
The core of the Crescent District centers on the old W &OD rail line to the east as
well as some of the original Old and Historic District. A large portion of the
Crescent District was industrial well into the 20th Century. Much of the retail
character of Catoctin Circle and Market Street remains intact today, similar to its
post World War II inception.
The Town pursued an Urban Development Action Grant program in 1982 that
called for new housing development and job creation in the area. This early plan led
to the creation of the Market Station project and several other investments including
the completion of die Harrison Street connection between Catoctin Circle and
Loudouu Street and ultimately Raflo Park. At the tihne, industrial uses were still
active in the area and the long -term redevelopment of this part of downtown
forecasted continued industrial and warehousing uses; particularly along Industrial
Court and Parker Court.
Over the years, the climate of the community has changed. Barber & Ross, the
largest employer in the District, covering a large tract of land off of Harrison Street
and Catoctin Circle, announced plans to move to Winchester in 2003. The move
signaled a major shift in the future of die District that the Business Development
Strategy had anticipated, including encouragement to provide a mixture of housing
types to attract interest in downtown living from a variety of market segments
including young professionals and empty nesters. The Crescent District has also been
identified as an area where significant public amenity spaces can be created to
enhance the attraction of downtown for residents, visitors, businesses, and 'investors.
Section D of the Town Plan, includes excerpts from the CDMP that were adopted as
part of the Town Plan. The direction set forth in these policies endeavors to do the
following:
• Set the stage for the sensitive long -term redevelopment of the District so
that the community stakeholders have a reasonable expectation of how the
District will look in the future.
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Crescent District
• Create a District that is respectful of the historic core of Leesburg while
providing a transition to the more automobile oriented parts of the
community.
• Develop a setting for a true mixture of uses that recognizes Leesburg's role
as a center of retail, office, and residential uses for Loudoun County.
It should be clearly stated that the Old and Historic District is not altered or
amended by this new section of the Town Plan. It should be noted, however, that
the CDMP is still a relevant document that that selves as background information,
providing additional suggestions for private land development and public
improvement projects. It should be used for guidance as appropriate when various
development options are being considered. Examples of this information include
the discussion of high potential development sites within the H -1 District and the
street cross - sections within the Crescent District.
Implementation of the Crescent District has been accomplished through the
adoption of the Crescent Design District, a new section in the Town Zoning
Ordinance. The Crescent Design District (CDD) expands the boundaries of the
Crescent District and does not apply to any area that is in the Old and Historic
District. The policy maps that are contained in this chapter have been updated to
reflect the boundaries of the CDD and the purpose and intent of the new district
provisions.
Five Principles of the Crescent District
As a result of information gathered on the Crescent District through the process that
created die CDMP, the following guiding principles and project goals were
established, and are included widen this section to create a framework witlnun the
Town Plan for future development and redevelopment of the Crescent District:
The private sector is to implement the vision for the Crescent District: The
Crescent District section of the 'Town Plan creates a vision for the district so that
private sector investment will be consistent with die character of the conununity. It
is designed to be proactive about investment and set a vision for the future so the
community will not have to consistently react to various proposals for what will be
the inevitable development in the area. It is not dne Town's intent to assemble or
condemn land in order to ituplenhent or facilitate redevelopment.
Public and private infrastructure will be coordinated: While development will
be led by the private sector, some public infrastructure improvements should take
place. These will be coordinated through a thorough and thoughtful process
involving commitments from private developers and public comhnitinents for
infrastructure improvements where necessary. This will be particularly innportant
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Crescent District
Town Plan Elements
Natural Resources
As stated within the Natural Resources element of the Town Plan, the two natural
resources goals for Leesburg require that the Town approach land use planning
and the land development from an environmental perspective. This perspective
assumes that land use decisions are made with these two goals in mind.
With respect to the Crescent District, the most prominent environmental feature is
that of the Town Branch. The Town Branch is a waterway that traverses the Town,
and plays a role in the development of the Crescent District. There are optional
design schemes for improvements to Town Branch just downstream of South King
Street that is associated with the CDMP. Whichever option is selected, the design
will proceed through the Town's normal capital project design and review
procedures which will include an evaluation by the Board of Architectural Review
(BAR) since the project is located within the original Old and Historic District. The
plan includes the creation of a water feature, the Karen and Chuck Jones Plaza, just
upstream of the confluence of Town Branch and North Town Branch.
Three design options were considered during the creation of the CDMP. Final
engineering and design of the selected option shall consider the Town's flood
mitigation objectives upstream and downstream of the water feature. Flood
mitigation of Town Branch is seen as a catalyst for the successful implementation of
the CDMP.
Because of existing development and the call for more intensive development in the
Crescent District, a stream corridor buffer is not appropriate for North Town
branch and a portion of Town Branch, and the preservation of habitats for flora and
fauna is not called for; nonetheless, development and redevelopment should include
low impact site design, erosion control, stormwater treatment practices, control of
non - stormwater discharges, flood protection, and an increase in the tree canopy,
including street trees, in a way to improve watershed stewardship.
Objective 1. Design the Town Branch flood management facilities
a. Option selection should consider and utilize the table of pros and
cons as found on page 47 of the CDMP.
b. Design of the Town Branch will be evaluated based on a balance
between stormwater management and other environmental
objectives.
Objective 2. Development and redevelopment should include low impact
site design, erosion control, stormwater treatment practices,
control of non - stormwater discharges, flood protection, and an
increase in the tree canopy to the greatest extent practicable.
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Chapter 11
Parks and Recreation
One of the key components of die CDMP is the inclusion of open space. The most
important open space provision in the plan is the creation of a complete network of
pedestrian oriented streets where residents and visitors to the Crescent District can
walk from place to place.
The CDMP encourages creation of larger linear parks, public plazas, and the
enhancement of three existing park spaces in die District: Raflo Park, Brandon Park,
and the Douglass fields. Additionally, the zoning requirements in the Crescent
Design District requires the private sector to use the open space provisions to create
small open spaces such as plazas, seating areas and greens as part of private
development in die area similar to those that exist in the current downtown area.
Objective 1. Development should recognize the W &OD Trail as a focal
point of the Crescent District, and should be designed to be
compatible with the use and character of the Trail.
a. The heritage of the W &OD 'frail should be lhonored by placing uses
with views along the fort-net rail line.
b. To the extent practical, add no new vehicular crossings to the
W &OD Trail and limit the number of new pedestrian intersection
Objective 2. Create the Chuck and Karen Jones Plaza as envisioned
as a lively open space fronting Town Branch at the foot of King
Street, per the CDMP.
a. Design the Plaza so that adjacent properties can accommodate
outdoor cafe space, live performances, and passive recreation like
strolling along the newly created water feature of Town Branch.
Objective 3. Maintain Raflo Park as a focal point of the District
a. Create a linkage along Harrison Street which will stretch from
Catoctin Circle to the plaza, as passive recreation area for residents
and visitors to the Crescent District.
Objective 4. Utilize Brandon Park, which is currently a passive park
with very little in the way of active amenities.
a. Creation a conceptual development plan for this park to provide
insight into die specific uses that might be included here in the
future.
b. Relate the uses of the park to development patterns of the area.
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Crescent District
Objective 5. Maintain the existing Douglass Park ball fields and open
space.
a. Modify the park to include road connections between Catoctin Circle
and Sycolin Road.
b. Create a conceptual development plan for this park to provide insight
into the specific uses that might be included here in the future.
Objective b. The creation of small open spaces such as plazas and
greens, similar to those that exist in the current downtown area,
should be included as part of any plan for development or
redevelopment within the Crescent District.
Heritage Resources
The CDMP was predicated on the principle of adhering to and respecting the
principles outlined within the goals of the Heritage Resources element of the Town
Plan. This is considered particularly important given the proximity of the Crescent
District to the original Old and Historic District.
Neither Section D of the Town Plan, not the CDMP, is intended to change the
regulations currently applied to parcels in die original Old and Historic District and
zoned H -1 Overlay. Instead, the Crescent District is intended to protect the edges of
the historic district and the areas adjacent to die original Old and Historic District.
Objective 1. Development within the Crescent District should be compatible
with, and complementary to, the edge of the original Old and
Historic District.
a. The closer development is to the original Old and Historic District,
the more that characteristics of the original Old and Historic District
should be utilized with respect to height, scale, massing, site layout
and design, and architecture.
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Chapter 11
Community Design
With its very beginning, Leesburg was created with conscious decisions about its
built environment. The initial platting of streets and blocks created a form that still
exists today in die heart of town. Later building regulations required materials and
dimensions that are treasured in our landmarks. A completely different set of rules
were put into effect after World War II, and most of the Town's development is a
result of those rules.
Design professionals have recently developed many new ideas and practices in
response to the concern that our towns and developments have become less
attractive and less functional. Those new ideas are actually reincarnations of the
design principles that existed when Leesburg was founded. The guidelines that have
given historic Leesburg its prized character, with provisions for modern
technologies, are valuable tools for creating the character of new developments
within Leesburg.
These revived principles include ideas such as human - scaled design, the convenience
of mixed uses, concern for environmental features, narrower and connected streets
and a pedestrian emphasis. These are the principles that have been incorporated into
die vision of the Crescent District, as found within the CDMP.
The Town Plan states that Leesburg's community design needs to be considered at
several different levels —the region, district and neighborhood, block and street, and
lot and building. The patterns that are established at each of these scales affect the
attractiveness and functionality of the Town. This is the goal and desire of the
Crescent District; to incorporate these different levels of community design when
considering new development or redevelopment within the District.
Architecture
The existing H1 Design Guidelines apply to the Old and Historic District. Design
guidelines in die CDMP and zoning provisions in the Crescent Design District apply
for die Crescent District. These guidelines and ordinance requirements are intended
to make new construction inn the areas of the Crescent District lying outside the
boundaries of the original Old and Historic District compatible with die historic
architectural character of the original Old and Historic District.
Within the context of architectural design guidelines, principles have been
established through the CDMP. Those principles are presented here, within a series
of objectives following each category. These objectives are to be utilized when
considering development within the Crescent District.
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Crescent District
Building Heights
Building heights are presented in the CD1AP as tiers that correspond with both the
topography of the Crescent District and the proximity to the original Old and
Historic District. This principal of tiers has been recreated here as an illustration of
the importance of this design feature, and the degree of importance the Town will
place on adherence to these guidelines when addressing height within die Crescent
District. A common architectural concept concludes that wider streets, such as
Catoctin Circle, can accommodate taller buildings better than the narrow streets that
are within the original Old and Historic District.
Therefore, a well- designed 50 -60 foot tall building on an 80 foot wide street may
have an impact similar to a 40 foot building on a 50 foot wide street. As shown on
the Building Height Policy Map, the majority of the Crescent District requires
buildings to be a minimum of three stories with the option to increase the height to
4 -5 stories through approval of a rezoning application Increased height is
encouraged in the Catoctin Circle and East Market Street corridors where the street
widths and higher capacity of the streets can handle higher densities.
Finally, the development of the building streetscape is intended to continue die
existing pattern of differing building heights and mass. Projects with multiple
buildings will be required to complement the fuse grain character of the district
through varying heights of building elements and fenestration of facades. Some
examples of these conditions could be:
-Additional height adds desirable architectural detail to the structure that would
otherwise be unable to be accommodated.
-Additional height on die structure is tiered adjacent to existing development.
-Architectural design of the building has massing, scale, and design that is sensitive
to the surrounding context and does not create a monolithic appearance along the
streetscape.
In addition to architectural objectives, some of the objectives of achieving balanced
building heights within the Crescent District are outlined below as well.
Height, Scale, Massing, and Setbacks.
Objective 1. The closer a project is to the original Old and Historic District,
the more the project should respect the height, scale, and
massing of the historic buildings in the original Old and
Historic District.
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Chapter 11
Objective 2. The farther away a project is from the original Old and Historic
District, the more flexibility will be allowed in the design of the
project's height, scale, and massing.
a. In all cases, the height, scale and massing should be compatible with
the abutting street width.
b. Consideration should be given to the neighborhood context.
Objective 3. Buildings will comply with the Crescent District Building
Height Policy Map.
Objective 4. Building placement should be located closer to the street with
parking in the rear as reflected in the original Old and Historic
District.
Architectural Character and Design
Objective 5. The closer a project is to the original Old and Historic District,
the more closely the proposed buildings should reflect the
historic architectural character and design of the original Old
and Historic District.
Objective 6. The farther away a project is from the original Old and Historic
District, the more flexibility will be allowed in architectural
character and design.
Materials
Objective 7. Use of traditional building materials is encouraged. Materials
used should, to the greatest extent possible, adhere to the
materials outlined per the table below.
a. Generally, the closer a project is to the original Old and Historic
District, the more important it is for that project to make use of
traditional building materials in traditional applications
b. The farther away a project is from the original Old and Historic
District, the greater opportunity there is to use alternative materials.
Objective 8. All materials should relate directly to the design of the project
and should be dimensioned and installed appropriately.
All materials should be appropriately combined and their application should be
reviewed on a case -by -case basis.
Table of Traditional '-Iaterials
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Crescent District
Land Use
The Crescent District is an ideal location and opportunity for the Town to create and
expand the walkable community features that are so beloved in the original Old and
Historic District. The proxinuty to downtown, the small platted lots, multiple open
spaces and existing mix of uses provide a palette on which to build a very walkable
neighborhood. The CDMP calls for additional features such as streetscape,
greenspace linkages, transit coordination, architectural design details and additional
uses such as schools, grocery stores and other daily needs that will contribute to the
accessibility of the District. The Crescent District Land Use Policy Map depicts areas
for residential, non - residential and mixed use. Vertical integration of uses within
buildings and horizontal integration of uses within a site are encouraged. Mixed use
development helps to build a sense of community by increasing the livability of an
area and offering live -work -play options within walkable distances.
Objective 1. To maximize street level activity, the first floor should be
retail or office use. Standalone residential development should either be a
part of a larger site plan that incorporates non - residential uses or adjacent to
existing non - residential uses.
Objective 2. Higher density development will be concentrated away from
existing residential areas and the Old and Historic District. Higher densities
are most appropriate in the Catoctin Circle and East Market Street corridors,
particularly the later.
Objective 3. Usable outdoor spaces for people to congregate should be
incorporated into land use planning. Outdoor amenities such as small plazas
or green areas; landscape or sculpture gardens; street benches; or other such
06/26/2012 Page 11 -11
Traditional Materials
Prehihited Inappropriate
Materials
Foundations
Molded brick, stone, parged
concrete, textured CMU
Walls
Wood, molded brick, stone,
Vinyl siding, corrugated metal
stucco, fibetcement board
paneling, fiberglass sheeting
Roofs
Wood shingles, slate, seamed
Corrugated metal paneling,
metal, metal shingles, clay file
fiberglass sheeting
Doors
Wood, wood and glass, cast
Vinyl
metal
Windows
Wood, glass
Vinyl
Trim
Wood, molded brick, stone,
Vinyl
stucco
Land Use
The Crescent District is an ideal location and opportunity for the Town to create and
expand the walkable community features that are so beloved in the original Old and
Historic District. The proxinuty to downtown, the small platted lots, multiple open
spaces and existing mix of uses provide a palette on which to build a very walkable
neighborhood. The CDMP calls for additional features such as streetscape,
greenspace linkages, transit coordination, architectural design details and additional
uses such as schools, grocery stores and other daily needs that will contribute to the
accessibility of the District. The Crescent District Land Use Policy Map depicts areas
for residential, non - residential and mixed use. Vertical integration of uses within
buildings and horizontal integration of uses within a site are encouraged. Mixed use
development helps to build a sense of community by increasing the livability of an
area and offering live -work -play options within walkable distances.
Objective 1. To maximize street level activity, the first floor should be
retail or office use. Standalone residential development should either be a
part of a larger site plan that incorporates non - residential uses or adjacent to
existing non - residential uses.
Objective 2. Higher density development will be concentrated away from
existing residential areas and the Old and Historic District. Higher densities
are most appropriate in the Catoctin Circle and East Market Street corridors,
particularly the later.
Objective 3. Usable outdoor spaces for people to congregate should be
incorporated into land use planning. Outdoor amenities such as small plazas
or green areas; landscape or sculpture gardens; street benches; or other such
06/26/2012 Page 11 -11
Chapter 11
amenities should be included in land use proposals. The size and type of
outdoor open space amenity should be commensurate with the size of the
redevelopment proposal.
Housing
The Crescent District currently contains a diverse range of housing types. The
CDMP seeks to continue a wide range of housing types and costs within a medium
to high density range. As such, townhouses, stacked flat units, and multi - family
units, that may either be for sale or rent, are appropriate. The Town of Leesburg is
pursuing additional options to encourage workforce housing as part of a town -wide
strategy to ensure that housing is available for a broad cross section of the
population.
Objective 1. A diverse range of dwelling unit types should be provided
throughout the District.
Objective 2. A diversity of housing types affordability should be encouraged
to address the full range of Leesburg's demographics.
Objective 3. Those redevelopment projects that are displacing low and
moderate residents are strongly encouraged to ameliorate their
impacts.
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Crescent District
Economic Development
The mixed use concept that is presented here will help achieve the town -wide goal of
a diversified economy that builds in the strengths of the Town. The mixed use
orientation of the Crescent District lends itself to a future of a strong fiscal
condition.
It should be pointed out that while the private development community should be
responsible for the vast majority of the infrastructure necessary to implement this
plan, a number of public projects may be necessary to complete the plan. These
include, but may not be limited to, the Town Branch improvements, portions of the
Chuck and Karen Jones Plaza, and certain road improvements.
A variety of financing options should be explored to fund public improvements. The
CDMP explicitly recommends that development in the District should "pay its own
way" for infrastructure improvements needed and that no additional taxes should be
used to finance these improvements. The Economic Development Commission
along with Town staff may assist in exploring a variety of financing options for
certain improvements in the District in the future.
Transportation
Block Structure & Streets
The Crescent District is on the pivot -point between the historic core of Leesburg
and the more suburban development that occurred in subsequent years. As a result,
the street network is a mixture of both historic narrow in -town streets such as South
and Church Streets and newer corridors such as Catoctin Circle, Harrison Street,
Market Street, and parts of King Street.
The street network is further complicated by both tie Town Branch and the W &OD
Trail that interrupt the gridiron layout of the core of the community resulting in a
number of cul -de -sacs and dead -end streets. These include Monroe, Parker,
Industrial and Royal.
It should be pointed out that the existing block structure of the Crescent District is
such that the transportation network is significantly affected. The large blocks
currently within die District have done the following:
• Forced traffic to large intersections such as Market and Catoctin, South King and
Catoctin, and Harrison and Catoctin.
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Chapter 11
• Provided limited options to traverse the District in automobiles and even more
limited access for pedestrian connections. It is widely accepted that pedestrians do
not tend to walk on long auto - oriented blocks.
• Forced a development pattern that rapidly transitions from historic street- oriented
development to large lot suburban style development facing parking lots rather than
streets.
• Created a land use pattern that segregates uses in large clusters rather than allow for
a "fine grain" of mixed -uses similar to that found in the original Old and Historic
District.
As such, the transportation network with the Crescent District shall symbiotically
relate to the layout of a new block stricture that will enhance and significantly
complement all forms of the transportation system, uhcluding traffic flow, traffic
patterns, pedestrian access and accessibility.
The new streets associated with the Crescent District should be implemented part
and parcel with private development that will occur in the District. The Town of
Leesburg Nvill work with the private sector to ensure that the street connections
between new developments become part of the construction process.
As private redevelopment occurs in the Crescent District, connections to the existing
street grid will be made effectively resulting in smaller blocks and creating more
options for connectivity. This will reduce the pressure on key intersections such as
Catoctin Circle and East Market Street. The Crescent District Future Transportation
Policy Map shows the general locations for new future public roads. The arrows on
tie Map show connection points. The policy Map does not, designate specific road
segments between the arrows uh an effort to allow die private sector flexibility uh
determining how the connectivity will be achieved. The designated roads and
arrows on the Map are positioned in approximate locations that indicate where
connections should be made to optimize further connectivity. These locations also
recognize existing development conditions. Connections from these arrows to road
sections are not mandatory, but development proposals should demonstrate how
maximum connectivity will be afforded if it is not made at these locations.
As the distance from the Downtown grows, the grid should also expand and begin
to blend into the more suburban road development patterns that exist in Leesburg's
southeast quadrant. The Map shows fewer new road segments and connection points
in recognition of this objective.
Just as important as the layout of the streets is the way the streets are constructed.
The traditional streets in Leesburg are more compact and are oriented for the
pedestrian as well as the automobile. Other streets in Town are reflective of die
suburban development patterns prevalent after World War Il. While some streets in
the District will still need to be oriented primarily to the automobile, all of the streets
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Crescent District
should comfortably accommodate pedestrians and should include street trees. The
streets should also be designed to accommodate sidewalk activity and seating areas to
enhance the "life" of the street.
It should be noted that since the Crescent District is being proposed as a new,
comprehensive look at future development patterns for this part of the Town, the
CDMP has identified potential street sections and typologies (see CDMP, pages 23-
29). Each of the typologies shows how the dimensions of the street can work with
future development to create an environment suitable for walking, while
accommodating a "calmer" mode of vehicular travel.
The following objectives have been identified for the formation of a new
transportation and block structure for the Crescent District, per the CDMP.
Transit
As a result of the District's convenient location and mixture of uses, the Town
desires additional transit services and connections, and will attempt to incorporate it
into the design and fabric of the Crescent District. This will also increase walkability
and decrease parking demand. New development shall incorporate transit amenities
and service enhancements where needed in coordination with County and VRTA
transit goals.
Parking
As the Crescent District develops, new development will create additional parking
demand. This parking demand has the potential to become a paramount issue should
redevelopment result in substantial business expansion and increased residential uses
in the area. Opportunities for unique solutions to parking requirements should be
explored.
Block Structure & Streets
Objective 1. The South Street Connection: South Street currently functions
as a local street providing limited local vehicular circulation. As
development occurs, the South Street connection is one of the
major recommendations of the plan. Future connections are
necessary to provide the contemplated grid of streets which will
enhance vehicular and pedestrian circulation. Connections to
South Street will serve to provide necessary east -west
connectivity.
Objective 2. Local Streets: Local streets are shown to create a block network
in the District as illustrated on the Future Streets Policy Map.
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Chapter 11
Objective 3. Alleys: Alleys are encouraged to be developed in areas where
residential and commercial development warrants their use.
Objective 4. Street Materials: Variation in paving materials and use of street
pavers should be considered to add visual interest to the
streetscape, function in a traffic calming capacity and /or
facilitate with stormwater management in the case of pervious
materials.
Parking, Transit, Pedestrian and Bike Facilities
Objective 5. The Town will evaluate creative techniques to provide parking
within the District, such as the following:
a. Off -site parking — Parking facilities for a particular
development do not necessarily have to occur on the site on
which the development takes place.
b. Shared parking — Reductions for parking requirements to allow
a time -of -day approach to providing appropriate amounts of
parking and to share parking resources.
c. Public- Private Partnerships — Develop opportunities with
private developers to facilitate public parking opportunities.
Objective 6. The use of structured parking is encouraged in the Crescent
District and should be designed so that it maintains a walkable
street frontage and adds architectural detail to blend with
surrounding uses. A stricture abutting a public street may also
include the "wrapping" of the facades with approved ground
floor uses.
Objective 7. Additional transit services and amenities, as well as
connections, should be incorporated into the design of
developments within the Crescent District.
Objective 8. Appropriate pedestrian and bicycle facilities should be
incorporated into the design of developments within the
Crescent District.
Community Facilities and Services
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Crescent District
A broad range of facilities and services serves Leesburg residents and businesses.
Most of these services are provided by the public sector or by government contract
with private firms. The Town provides such services as general government, water,
sewer, stormwater, solid waste collection, police, and a special service library. The
County also provides services to Town residents, including general government,
judicial administration and public records, housing and community development,
solid waste disposal, ftte and rescue, general library, education, and environmental
and health services.
It is the Town's goal to provide, or to coordinate with others who provide sufficient
facilities and services to all residents and businesses in an equitable manner and so
that natural and built environments are protected and restorative measures are taken
when resources and assets have been diminished or removed. This obviously applies
to the Crescent District.
There are numerous community facilities available within close proximity to, or
wholly within, the area that comprises the Crescent District. The W &OD Trail is a
prune example of a community facility that is available and accessible for use as
impending development of the Crescent District occurs.
As discussed earlier, there are numerous parks that would be refurbished or
upgraded as a result of development within the Crescent District. New facilities
would be provided on a basis that will be incumbent on pace of development, type
of development and location of uses.
It is a goal of the Town that the Crescent District will utilize community facilities as
cornerstones of the redevelopment of the area comprising the Crescent District. It is
anticipated that as development progresses within the Crescent District, an on -going
evaluation of community facilities will be required in order to ensure adequate to
exemplary community facilities.
Objective 1. Utilize available community facilities as a catalyst for
redevelopment of the Crescent District
Objective 2. As the need arises, additional community facilities should be
provided by the private sector, or the Town, to maintain and /or
enhance the level of services currently provided or planned to
be provided.
Objective 3. Review CIP budget annually to address facility needs of the
Crescent District.
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Chapter 11
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Crescent District
Sample Street Design for the Crescent District
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