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HomeMy Public PortalAbout11 16 17 PC MinutesThe Town of Lees6urg in Virginia Leesburg Planning Commission Meeting Minutes November 16, 2017 The Leesburg Planning Commission met on Thursday, November 16, 2017 in the lower level conference room at Town Hall, 25 West Market Street, Leesburg, VA 20176. Staff members present included Susan Berry -Hill, Irish Grandfield, Rich Klusek, Shelby Caputo, Russ Seymour, and Karen Cicalese. CALL TO ORDER The meeting was called to order at 7:02pm by Chairman Welsh Chamblin PLEDGE OF ALLEGIANCE AND ROLL CALL N/A ADOPTION OF AGENDA Motion: Commissioner Robinson Second: Commissioner Lanham Vote: 6-0-1 (Commissioner Kidder was not present for the vote) APPROVAL OF MINUTES November 2, 2017 Motion: Commissioner Lanham Second: Commissioner Barnes Vote: 6-0-1 (Commissioner Kidder was not present for the vote) DISCLOSURE OF MEETINGS None CHAIRMAN'S STATEMENT Chairman Welsh Chamblin stated that she hoped the work session will go well as it is the first of many discussions on the Eastern Gateway Small Area Plan. She also wanted to wish everyone a happy holiday season as she will not be at the December 7th meeting. She noted that she looked forward to seeing everyone in January. PETITIONERS There were a number of members from the development community and it was determined to have them speak and participate during the work session Susan Berry -Hill, Director, Department of Planning and Zoning wished to introduce Russ Seymour, the Town's new Economic Development Director who was in attendance at this meeting. Leesburg Planning Commission November 16, 2017 Minutes PUBLIC HEARING None SUBDIVISION AND LAND DEVELOPMENT None ZONING None COMPREHENSIVE PLANNING None STAFF AND COMMITTEE REPORTS Eastern Gateway District Small Area Plan Work Session I Rich Klusek, Sr. Planner explained that we were in the lower level conference room as it was a little less formal than Council Chambers and staff wished to encourage an open and collaborative discussion. He discussed the outline for the two work sessions included the following: A. Introduction, Background, Rationale B. Goal and Vision C. Eastern Gateway District Policies D. New Eastern Gateway District Land Use Categories E. Quadrant Specific Policies F. Implementation By way of introduction, Mr. Klusek explained that staff would like to have discussion focused on Background and Rationale, Public Input, Goal and Vision, and Eastern Gateway District Policies, The following work session scheduled for December 7"' will focus on New Land Use Categories, Quadrant Specific Policies and Town Plan Revisions. Background and Rationale Mr. Klusek began with a description of the study area which includes Fort Evans Road to the north, Russell Branch Parkway on the south side, Route 7/15 Bypass to the west, and River Creek Parkway on the east. Tuscarora Creed and the W&OD Trail are also the south side. Purpose and rationale for the small area plan include: • Addressing Changing Office Trends • Consider Appropriate Housing Types • Create of a Vision • Create a Transportation Plan • Provide Economic Development Opportunities PA Leesburg Planning Commission November 16, 2017 Minutes • Provide Amenities for Residents Commissioner Babbin noted that it was her understanding that this small area plan was also in response to proffer statute changes and asked if this plan was consistent with the State Proffer Statute that would allow the Town to accept proffers again. Mr. Klusek responded that it was. Commissioner Babbin asked if this was also a replacement for the H-2 guidelines. Mr. Klusek responded that it was not and explained that this plan was part of a parallel process with the H-2 as this plan will get into some preliminary basic design guidelines. Some follow up will be done based on Town Council recommendations to implement H-2 replacement guidelines. Ms. Berry -Hill further explained that the design objectives in the shall area plan draft document are pretty high level. They serve to provide the overall guidance for what we're looking for in terms of site design but would not get into the level of detail that the H-2 guideline replacement would require. Commissioner Lanham asked about changes in the retail market as it has changed due to on-line companies like Amazon. Mr. Klusek responded that the retail market is evolving from the brick and mortar retail to something that is more entertainment based. Mr. Klusek moved on to explain the planning process which began with the Loudoun Design Cabinet who looked at this in May of 2014 and came up with a document that contained a lot of "big picture" ideas which largely formed the basis for a lot of the questions and discussions that were held later on in the process. There was a Southwest Quadrant Roundtable discussion in April of 2016. Staff also developed a lot of survey question and The Leesburg Listens Survey was launched on the Town Website in April of 2016. Results of this survey favored mixed-use development, with an emphasis on architecture and many saw this area as a gateway into the downtown area. A Northwest Quadrant Public Meeting was held in June of 2016. Additionally there were a series of stakeholder meetings held in May of 2017 and public input sessions were held in June and October 2017. Lastly, a second online survey was conducted in October and November of 2017. Key results from this survey included a desire for trails and undeveloped open space and a strong push to improve the overall look and aesthetic of the East Market Street corridor. Commissioner Babbin expressed concern that too much emphasis was placed on the survey results as only a very small percentage of the Town's population responded, it was not scientific nor random. She asked how many people attended the stakeholder meetings as she felt those meetings were more legitimate. 3 Leesburg Planning Commission November 16, 2017 Minutes Mr. Klusek responded that there were approximately 25 people at the first public meeting and there were approximately 12 people at the first stakeholder meeting. Additional one-on-one meetings were held with the stakeholders and staff met with approximately 12 property owners. Mr. Klusek addressed the expressed desire for open space noting that it presents a challenge as a lot of the land in the study area is currently zoned and would allow by -right development. The largest undeveloped parcel is located next to the outlet mall and is currently zoned R-1, R-16, B-3, and R -E. This small area plan is intended to create a vision that allows a certain portion of the property to be preserved as open space and provides areas for recreation and trails. In addition, there will be stormwater ponds that can be incorporated into larger recreation and open space environments. Mr. Klusek explained that the plan takes into account emerging trends such as collaborative work space environments and work spaces for entrepreneurs and hobbyists and seeks to foster innovation through proactive planning that encourages flexibility. Regional context was also studied to determine how the Eastern Gateway District would fit within the larger Town, the Old & Historic District, and the Crescent Design District. This plan strives to create a balance while recognizing that different parts of Town have different roles and intentions. Chairman Welsh Chamblin called for Planning Commission comments. Concerns expressed included clarification in the plan that addresses open space development, more definitive in general, transportation, retail sustainability and variation, urbanization and lack of a public transit system, connectivity, elimination of use percentages, too much regulation and specificity, micromanagement, lack of flexibility, affordable housing and density bonuses, too many use categories for this small geographic area, emphasis on mixed-use development, spot zoning, and changes to language in the Town Plan to ensure that it is a visionary document. Chairman Welsh Chamblin invited public comment. Randy Hamblet, 2413 Pine Hill Circle, Staunton, VA 24407, came forward and explained that he and members of his family own a 6.5 acre parcel in the northeast quadrant of the plan area. He requested that the plan include a medium density zoning designation for his parcel that allows townhouses. Mr. Klusek clarified that the planned land use designation that this small area plan proposes is low density residential which is not a change to the current Town Plan and allows single family detached and single family attached housing. There is specific policy guidance that says this property should be developed with a character that is compatible with the adjoining neighborhood. Commissioner Babbin asked what the current zoning is for the Hamblet parcel. Mr. Klusek responded that it is currently zoned R -E. Taylor Chess, Peterson Companies, came forward and explained that the Peterson Companies own approximately 107 acres of the 127 acre plan area. He noted that he liked the general 0 Leesburg Planning Commission November 16, 2017 Minutes concept of the small area plan however, details need to be considered. He emphasized the need for flexibility to allow developers to respond to market changes. He expressed concerns regarding too much detail and restrictions, flexibility in use within buildings, the design of the Battlefield Interchange and the impact on their property, and the need for access to their property from Route 7. They have developed a "braided weave" design that would allow access to their property from Route 7 and would also serve the outlet mall, however, VDOT will not allow it. Commissioner Babbin asked if there was anything the Commission could do to assist Mr. Chase in dealing with VDOT. Ms. Berry Hill explained that Town Council has weighed in on the design for the Battlefield Interchange and has stated their design preference and that design process is moving forward. Mr. Chess is asking if the Town had considered access to their property and there was a specific amount of development attributed to the Peterson property in the VDOT assessment of the interchange design. The assessment did not include planned uses for the property. Funding for the interchange is also a major concern as the Town does not want to jeopardize funding from NVTA (Northern Virginia Transit Authority). The Commission can make a recommendation to Council. Joe Kitka, Six Seven Corporation, came forward to discuss the importance of transportation in this project. His goal is to preserve certain opportunities that currently exist such as the entrance to the Potomac Station Shopping Center. The northeast quadrant is void of many other alternatives. He welcomes the specificity for the transportation portion of the proposed plan. He expressed concern regarding the Loudoun County School Board and the complete construction of Keystone Drive which they proffered to do when they built the schools in Potomac station. Mr. Klusek confirmed that there was a proffer to have a road behind Giant and the plan staff is proposing shows that road. Michael Capretti, Capretti Land, came forward and expressed concerns regarding flexibility, too much restriction, affordable housing, and the need for some specificity with regard to certain parcels in the small area plan area. Chairman Welsh called for additional public and/or Planning Commission comments. Seeing none, she asked staff to continue their presentation. Goal and Guiding Principles Irish Grandfield, Sr. Planner, explained that the goal of the Eastern Gateway District is for it to become a prominent gateway in to downtown Leesburg that provides economic development opportunities, enhances the image of Leesburg, serves as a great place to live, promotes tourism, and provides services, entertainment, and other amenities to Town residents. The guiding principles include the following; 1. Mixed -Use Neighborhoods 2. Technology and Employment Park 5 Leesburg Planning Commission November 16, 2017 Minutes 3. Facility Needs 4. Walkability 5. Design 6. Connectivity 7. Recognize "As -Built" Conditions 8. Economic Development Tools 9. Development Process 10. Housing 11. Tourism Eastern Gateway District Policies Mr. Klusek discussed the overall planning objectives which include: 1. Improve Appearance — Create a streetscape plan that considers new landscaping and other design elements that create a unique and highly attractive entrance into the Town's eastern gateway. 2. Create Gateway — Create an area of enhanced landscaping at the River Creek Parkway/Crosstrail Boulevard Bridge and improve gateway and entry signage at the Town Line. 3. Capitalize on Historic Downtown — Capitalize on Leesburg's historic downtown as the Town's greatest strength and provide new development that builds upon the historic character of the Town. 4. Make Eastern Gateway Unique — Provide a unique sense of place in the Eastern Gateway Area that is distinguished from other parts of the Northern Virginia region by high quality architecture, landscaping, and amenities. 5. Maximize Economic Development — Allow a range of land use and development types with the intent of maximizing economic development opportunities in the Town. Mr. Klusek discussed the following objectives: Land Use • Amend the Town Plan with new Planned Land Use Categories to achieve the desired land use vision. • Allow a diverse range of uses in the Eastern Gateway District making it a place where it is possible to live, work, play and have easy access facilities, goods, and services. A Leesburg Planning Commission November 16, 2017 Minutes • Provide for a range of housing types that are needed in the Town including workforce housing, housing with smaller units, housing to support empty nesters, and housing that is suitable for people that are just entering the workforce. • Provide Flexibility in reviewing specific land use proposals that can enhance the economic base of the Town and generate tax revenue. Architectural Design • Develop all new structures to reflect and respect the historic character of Leesburg • Ensure that corporate branding is modified to reflect the historic character of Leesburg through design elements • Provide four-sided architectural character to minimize bland walls and maintain a high quality appearance throughout the Eastern Gateway District • Ensure that all new primary building facades use a traditional 3 -part architectural approach that includes a foundation treatment, storefront or midsection, and entablature (top) • Recognize the character and functions within each quadrant of the Eastern Gateway District and develop guidelines that are appropriate for each quadrant. • The Town will create a Pattern Book to demonstrate appropriate architectural design in the Eastern Gateway District Streetscape Design • Develop Gateway Landscape features throughout the Eastern gateway district and create Gateway Landscaping which includes design features like regularly spaced trees, structures, or decorations along key corridors • Design and retrofit neighborhood roadways to make them complete streets that offer mobility for all modes of transportation • Design new roadways in neighborhoods with on -street parking to create a buffer between pedestrian and vehicular traffic and to help satisfy parking needs • Provide new development that has a distinct block edge that defines and enhances public realm • Use guidance in the Virginia Department of Rail and Public Transportation Multimodal System Design Guidelines when considering Roadway and Streetscape designs • Design new roadways to provide safe and attractive pedestrian routes and encourage pedestrian activity • Locate parking, service and loading areas away from public view corridors Housing • Provide a mix of housing types that are attainable and desirable to all levels of the workforce • Encourage housing types that are desirable to young professionals seeking affordability and a wide range of community amenities Leesburg Planning Commission November 16, 2017 Minutes Encourage housing types that provide smaller unit sizes and that provide desirable types of living accommodations that are currently less common in Leesburg and the surrounding area Provide housing opportunities for residents seeking more urban experiences by maximizing walkability to shops and restaurants, providing bicycle infrastructure, and developing a robust transit network. Consider incentives for developers that address unmet housing needs. Incentives may include density bonuses, fee waivers, and infrastructure assistance Transportation Enhance connectivity into and within the district to provide better circulation for vehicles, bicyclists and pedestrians Improve direct sidewalk and trail connectivity between different neighborhoods and developments Support opportunities to create additional connections to the W&OD trail. • Study the potential for increasing pedestrian and bicycle connectivity between the Eastern gateway district and Downtown Leesburg Plan for and provide infrastructure for regional transit service and the long term goal of a circulator bus service that will provide transit service to each of the 4 quadrants Maximize connectivity between parcels and create pedestrian and vehicular connections wherever they can improve connectivity in the district. • Develop the Leesburg Gateway Property in a manner that allows it to serve as a transit hub that provides connectivity between the Eastern Gateway area, the downtown area, regional retail locations, the Leesburg Airport, and other parts of eastern Loudoun County. Encourage enhanced connectivity and efficiency of the transit network Chairman Welsh Chamblin stopped the conversation at 9:45pm and asked the Commission members and the public for comment. Concerns expressed included Town Plan Role vs. the Zoning Ordinance, number of restrictions, lack of flexibility, level of detail and specificity, allowance of corporate colors, Pattern Books, the realignment of Crosstrail Boulevard and its impact on the Peterson Property, connectivity and the proposed bridge across Route 7; educational costs, workforce housing and affordability, and the proposed 3.0 FAR and language to address State Code Compliance. The development community expressed a desire to work with staff and review the draft document. Chairman Welsh Chamblin explained that the next meeting was to be focused on input from Town Boards and Commissions, however they were welcome to come to any of the meetings and speak during the Petitioners Section, or if the Planning Commission were to have an additional meeting with a more open dialogue they would be invited to attend. Leesburg Planning Commission November 16, 2017 Minutes Ms. Berry -Hill commented that in addition to the Boards and Commissions input they were going to try to work through the remainder of the document and that there would be plenty of opportunity for dialogue and discussion. SRTC REPORT None OLD BUSINESS None NEW BUSINESS None The Meeting was adjourned at 9: 5 Bpm Ap roved by: Karn Cicalese, Commission Clerk 4ndsay Wel Chamblin, Chair