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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.
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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
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• 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.
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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
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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
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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.
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• 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
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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.
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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