VIRGINIA VILLAGE | Leesburg, VA

THE CRESCENT DESIGN DISTRICT MOVES FORWARD

The Site: an 18-acre, 1960’s era strip-shopping center with numerous ancillary retail buildings spread out across a sprawling parking lot. Located minutes from historic downtown Leesburg, with noteworthy circulation linkages, the site affords a unique opportunity to position the town’s Crescent Design District for future success.

The Challenge: develop a fully integrated, mixed-use, pedestrian-oriented environment, comprised of human-scale streets and public spaces—contributing to a safe, livable, and vibrant neighborhood; the first of its kind within the Crescent Design District.

In 2013, the Town of Leesburg formally adopted the Crescent Design District as part of its zoning ordinance. As a form-based code, focused on building form and urban planning principles, the CDD seeks to inform future development through a planning approach reminiscent of Historic Downtown Leesburg with improved pedestrian access and public green spaces along with increased density and market responsive opportunities.

Working closely with the Leesburg planning commission, the Client, Keane Enterprises, established an understanding with the town regarding a number of conflicting directives within the requisite planning guidelines. As the town was already in the process of reviewing these conflicts, they agreed to proceed with a review of the project as a ‘test case property’ within the greater Crescent Design District. As the first major development of the CDD, it was important for the Client that the project team strike the right balance in leveraging the full potential of “all that the CDD could be” and cultivate an approach that is both sensitive to the historic urban fabric of Leesburg while offering something new.

In response, three primary strategies inform the project:

• Design of the public spaces should be paramount with an emphasis on vibrant and dynamic placemaking;

• Building arrangements shall be responsive to critical circulation patterns / linkages and desirable program adjacencies; this is especially relevant for major view corridors.

• Building form shall draw inspiration from local precendents while improvising solutions to contend with scale / density and the quality of pedestrian experience.

The final master plan design proposes a singular district composed of three adjoining precincts—each anchored by a signature public space, each corresponding to their retail, residential, or civic character. The character of each precinct is further defined by the scale and articulation of its buildings and the degree to which each engages the public realm.

High Street Park

High Street Park is the primary district hub, anchoring the retail precinct which accommodates 54 K SF of mixed retail. The massing and materiality of the opposing buildings lining the park utilizes setbacks and terraces to mediate scale and extend the sense of public space. A series of retail-oriented outdoor rooms will afford a variety of functions including public lawns, a range of outdoor seating options, and will also host Loudon County’s largest weekend farmer’s market—further activating this central public space.

Common Green

The Common Green has been conceived as a recreational, neighborhood park and will include landscape and playground amenities within a sylvan setting that will enhance the experience of residents and visitors alike. This important amenity space will anchor a precinct of mixed housing types including multi-family apartments, two-over-two, and single-family townhouses. Further, its adjacency to Fairfax Street extends easy access to residents beyond the immediate precinct.

Ours Overlook

Ours Overlook has been conceived as a multi-purpose, civic space and a symbolic gateway, facilitated by a proposed footbridge that will connect to Harrison Street, a major Leesburg artery. Anchoring a precinct of mixed uses—including 100 K SF of office space and ancillary retail—this public space will serve a range of users including visitors coming from the downtown area via the proposed pedestrian bridge. Ours Overlook will firmly root Virginia Village’s place within the Town of Leesburg.