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HomeMy Public PortalAbout04 05 2018 PC MinutesThe Mown of Leesburg in Virginia Leesburg Planning Commission Meeting Minutes April 5, 2018 The Leesburg Planning Commission met on Thursday, April 5, 2018 in Town Hall Council Chambers, 25 West Market Street, Leesburg, VA 20176. Staff members present included Susan Berry -Hill, Brian Boucher, Mike Watkins, Rich Klusek, Shelby Caputo, and Karen Cicalese CALL TO ORDER The meeting was called to order at 7:01 pm by Chairman Babbin. Members Present: Chairman Babbin, Commissioners Barnes, Faliskie, Kidder, Lanham, Robinson, and Walker. ADOPTION OF AGENDA Chairman Babbin amended the agenda to move the Eastern Gateway District Small. Area Plan Work Session ahead of the Tents and Shade Structures Work Session as Mr. Watkins was going to be delayed. Motion: Commissioner Lanham Second Commissioner Walker Vote: 7-0 APPROVAL OF MINUTES March 1.5, 2018 Motion: Commissioner Lanham Second: Commissioner Faliskie Vote: 7-0 DISCLOSURE OF MEETINGS Chairman Babbin disclosed a telephone conversation with Chris Gleckner regarding the Eastern Gateway District Small Area Plan and the River Creek Development CHAIRMAN'S STATEMENT None 1 Leesburg Planning Commission April 5, 2018 Minutes PETITIONERS Kevin MacWhorter, Land Use Attorney with Walsh Colucci, 1 East Market Street, Suite 300, Leesburg, VA 20176 came forward on behalf of Kettler in regard to the Eastern Gateway District Small Area Plan and their 2 undeveloped parcel east of Crosstrail Boulevard. He asked the Commission to consider the current land use designation of commercial/light industrial unwarranted and favor a mixed use designation as an alternative option. Molly Novotny, Urban Planner, Cooley, LLP, Reston, VA came forward on behalf of the Peterson Companies which have significant land holdings at the intersection of Battlefield Parkway and Route 7. They wished to be on the record and recognized as a major stakeholder in the discussions about the Eastern Gateway District Small Area Plan and remain concerned that the proposed interchange and associated planned road improvements can't support the densities desired and articulated in the small area plan for the northwest quadrant. PUBLIC HEARING TLZM-2015-0006, TLSE 2015-0004, and TLSE-2015-0006-0010 Meadowbrook Commercial Public Hearing Chairman Babbin opened the public hearing at 7:10 pm. Mr. Boucher gave a brief review of the application noting that this was the second public hearing for Meadowbrook Commercial which was a request to rezone 23.56 acres of vacant property from R-1 to B-3 and six special requests to allow the development of a Community Commercial retail center of up to 199,950 square feet. He explained that the Commission's agenda packet contained a table listing the outstanding issues however, there have been additional submissions to staff since the packet went out and it was staff's belief that all outstanding issues have been resolved. Mr. Boucher summarized the revisions as follows: Major Changes to the Layout • Fast Food Building I relocated • Bank with Drive-thru deleted • Gas Station relocated • Car Wash assed Building Design Changes • Details have been added for Buildings A-1, A-2, E, F, I, 0-1, and 0-2 • On April 2, 2018 the BAR passed a resolution endorsing the Concept Plan with regard to fagade orientation, building footprints and placement, and. position of buildings on the property 2 Leesburg Planning Commission April 5, 2018 Minutes Code of Development • Process set out in Proffer #3 Building Design • Like H-2, all structures require a Certificate of Appropriateness (COA) • All special exception buildings go to the BAR • The Code of Development must be approved by the BAR Proffer Changes • The Applicant has addressed staff s comments and no outstanding issues remain The 2 remaining issues affecting the approvability of the rezoning and special exception TLSE- 2015-2010 were lighting and landscaping. With respect to lighting, the Applicant has proffered to reduce the pole height, commit to intensity of lighting on the interior side and to reduce light levels after normal operating hours. It is the opinion of staff that the lighting issues listed in the staff report have been addressed. In terms of landscaping, the Applicant has added a lot of screening and has proffered to install a large portion of the landscaping prior to issuance of the first occupancy permit for a building on this site. The Applicant is asking for some landscaping buffer modifications on the eastern end of the property primarily for the types and number of plant materials they are required to plant The Applicant has made the following revisions to the buffer modification requests: • The Applicant has agreed to supply the full 50- foot buffer with a full double row of evergreens to screen the service station (Modification 42 E -F). • The Applicant has proffered to plant the offsite buffer up front and to plant on-site buffer with adjacent buildings construction (Modification# 3 F -G and #4 H -I). • The Applicant has proffered to plant the offsite buffer Lip front and to plant on-site buffer with adjacent buildings construction (Modification # 5 G -H). Mr. Boucher discussed staff findings noting that the rezoning application generally conforms to the policies of the Town Plan and the approval criteria of Zoning Ordinance Section 3.3.15 have been satisfied. Due to this, staff recommends approval subject to the changes to Buffer Modification #3 (E -F). Mr. Boucher discussed the 6 Special Exception requests noting that the major changes included the commitment to detail on Special Exception Plats, improved site design and mitigation, and more information has been included in the Code of Development. TLSE-2015-0004 Service Station Building A-1 Request for a gas station/convenience store with 8 gas pumps, indoor/outdoor dining, 24/7 facility approximately 9' above Evergreen Mills Road with 4 sided architecture now to be located off Evergreen Mills Road. The Convenience Store size has increased from 4,500 square feet to 5,200 square feet. Staff recommends approval subject to the following conditions: 3 Leesburg Planning Commission April 5, 2018 Minutes • Substantial Conformance • No Implied Waivers • Dining Permitted • Mechanical Equipment Screening • Architecture • Delivery and Service Hours TLSE-201.5-0009 Car Wash Building A-2 This use replaces the previous request for a bank with drive-thru. They are now requesting a 1,450 square foot 24/7 facility approximately 11' above Evergreen Mills Road with 4 sided architecture which meets 2 use standards. Staff recommends approval subject to the following conditions: • Substantial Conformance • No Implied Waivers • Mechanical Equipment Screening • Architecture • Delivery and Service Hours TLSE-201.5-0006 Eating Establishment with Drive-in Building E Request for up to 5,400 square foot 24/7 facility with 3 alternative layouts above Evergreen Mill Road by 11' with 4 sided architecture. The kiosk is now 85' from the right-of-way and 300 feet to the closest residence, the speakers are no higher than 5' above ground level, and adequate screening is provided. Staff recommends approval subject to the following conditions: • Substantial Conformance • No Implied Waivers • Mechanical Equipment Screening • Architecture • Menu Board and Speaker Height • Delivery and Service Hours TLSE-2015-0007 Eating Establishment with Drive-in Building F Request for up to 4,300 square foot 24/7 facility with 3 alternative layouts above Evergreen Mills Road by about 12' with 4 sided architecture and potential outdoor seating. Staff recommends approval subject to the following conditions: • Substantial Conformance • No Implied Waivers • Mechanical Equipment Screening • Architecture • Menu Board and Speaker Screening • Delivery and Service Hours TLSE-2015-0008 Eating Establishment with Drive-in Building I 0 Leesburg Planning Commission April 5, 2018 Minutes Request for up to 2,500 square foot 24/7 facility, 1 layout only, 4 sided architecture with potential outdoor seating. The berms hide 5' of the site at the intersection of King Street and Marathon Drive. Staff recommends approval subject to the following conditions: • Substantial Conformance • No Implied Waivers • Mechanical Equipment Screening • Architecture • Menu Board and Speaker Screening • Delivery and Service Hours TLSE-2015-0010 Retail Center greater than 100,000 square feet Site wide request for a retail enter up to 199,950 square feet Staff recommends approval subject to the following conditions: • Substantial Conformance • No Implied Waivers • Mechanical Equipment Screening • Architecture • Menu Board and Speaker Screening • Delivery and Service Hours Mr. Boucher summarized that staff can support approval of the rezoning application and 6 special exception requests as proposed based on compliance with the approval criteria of the Zoning Ordinance. Molly Novotny, Urban Planner, Cooley, LLP, representative for the Applicant, delivered the Applicant's presentation. She informed the Commission that this project has been before the Planning Commission and the BAR 7 times and a lot of progress has been made. They received endorsement from the BAR for their Concept Plan with regard to facade orientation, building footprints and placement, and position of buildings on the property and have agreed to meet with the BAR at a separate work session to go over the Code of Development in detail. Ms. Novotny discussed the current layout highlighting the revisions they've made to address building relocations, landscaping, buffers and screening, architecture, streetscape, and special exception notes. The following members of the public addressed the Commission and noted their opposition to the development due to concerns regarding the potential for increased crime, the 24/7 hours of operation for the 3 eating establishments, car wash and convenience store, traffic generation, pedestrian safety, tree canopy, ecological issues, green space, architecture, and the lack of Leesburg character. Hylan Sean Ross, 1001 Athena Drive, Leesburg, VA 20175, came forward and expressed concerns regarding traffic and the four 24/7 facilities Regina Solomon, 1000 Alcan Street, Leesburg, VA 20175, came forward and expressed concerns regarding the 24/7 facilities, crime potential and resident safety. 5 Leesburg Planning Commission April 5, 2018 Minutes Todd Evans, 522 Nickels Drive, SW, Leesburg, VA 20175, came forward and expressed concerns regarding poor architecture, over development in the Town and its long term impact, Kim Berkey, 208 Lawnhill Court, Leesburg, VA 20175, came forward and expressed concerns regarding the development not keeping with the traditions of that area of the community, lack of Meadowbrook Community residents support, aesthetics, traffic, lighting, 24/7 facilities, and disruption to the sense of community. Bruce Boyce, 127 Maryanne Avenue, Leesburg, VA 20175, came forward and expressed concerns regarding zoning changes, loss of Leesburg character, traffic, traffic noise, lighting, 24/7 facilities, crime, loss of trees and greenspace, and disruption of the quiet enjoyment of the neighborhood. Casey Klein, 182 Connery Terrace, SW, Leesburg, VA 20175, came forward and expressed concerns regarding Town Plan compliance, green space preservation, environmental and ecological concerns, tree loss, preservation of Leesburg character, and over development. Brian McAfee, 204 Lawnhill Court, SW, Leesburg, VA 20175, came forward and expressed concerns regarding traffic, pedestrian foot traffic, and safety. Kari Nacy, 1118 Franklin Court, SW, Leesburg, VA 20175, came forward and expressed concerns regarding greenspace lighting, landscaping, noise and traffic. Bradley Paul, 211 Lawnhill Court, SW, Leesburg, VA 20175, came forward and expressed concerns regarding the loss of Leesburg character and history, crime potential, traffic, pedestrian safety, 24/7 facilities, and ecological issues. Brian Shaner, 1003 Athena Drive, SE, Leesburg, VA 20175, came forward and expressed concerns regarding 24/7 facilities, traffic, increased crime rate, and residential impacts. Marla Decriscio, 2 Country Club Drive, SW, Leesburg, VA 20175 came forward in support of the proposed development. The Planning Commission requested clarification on the need for hours of operation to be 24/7, and what guidance is provided in the Zoning Ordinance for hours of operation. The Applicant responded that they have limited the hours of delivery from 6:00 am to 10:00 pm but are requesting the 24/7 hours of operation for marketability purposes as they do not yet have tenants for these buildings. Mr. Boucher explained that the Zoning ordinance does not have a use standard to limit hours of operation. This is a special exception request and hours of operation have been addressed and limited in other applications. Chairman Babbin closed the public hearing at 8:32 pm and solicited a motion for the rezoning. Commissioner Lanham made the following motion: I move that rezoning application TLZM-2015-0006 including the Concept Plan revised through March 29, 2018, the proffers dated March 28, 2018, and the modifications as enumerated in the April 5, 2018 Planning Commission Public Hearing Staff Report be forwarded to the Town Council with a recommendation of approval on the basis that the rezoning meets the Approval Criteria of TLZO Section 3.3.15 and the proposal will serve the public necessity, convenience, general welfare and good planning practice subject to the changes to Buffer E -F. Leesburg Planning Commission April 5, 2018 Minutes Commissioner Walker seconded the motion. The Planning Commission discussed the motion in terms of the progress and concessions made by the Applicant, lighting and pole height, adequate screening, BAR review, potential crime opportunities, the proposed 24/7 hours of operations and the concerns expressed by the residents of Meadowbrook and neighboring Country Club and Greenway Farm neighborhood. The motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) Chairman Babbin called for a brief recess at 9:17 pm and the meeting was resumed at 9:22 pm. Chairman Babbin called for separate motion for each Special Exception. Commissioner Lanham made the following motion: I move that Special Exception TLSE-2015-0010 to allow a Retail Center greater than 100,000 square feet be forwarded to the Town Council with a recommendation of conditional approval subject to the conditions contained in the staff report dated April 5, 2018 on the basis that the special exception meets the approval criteria of TLZO Section 3.4.12 and the proposal will serve the public necessity, convenience, general welfare and good planning practice. Commissioner Faliskie seconded the motion and the motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) Commissioner Lanham made the following motion: I move that Special Exception TLSE-2015-0004 to allow a Service Station (fueling facility) in Building A-1 be forwarded to the Town Council with a recommendation of approval subject to the conditions of approval as enumerated in the April 5, 2018 Planning Commission Public Hearing Staff Report on the basis that the special exception meets the Approval Criteria of. TLZO Section 3.4.12 and will serve the public necessity, convenience, general welfare and good planning practice. Commissioner Walker seconded the motion. Commissioner Robinson moved to amend the motion to include language that would limit the hours of business operation to 6:00 am to 10:00 pm. Commissioner Kidder seconded the motion and the motion failed by a vote of 3-4 (Aye - Barnes, Kidder, and Robinson / Nay - Babbin, Faliskie, Lanham and Walker) The Commission voted on the main motion and the motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) Commissioner Lanham made the following motion: I move that Special Exception TLSE-2015-0006 to allow an Eating Establishment with Drive-in (Building E) be forwarded to the Town Council with a recommendation of approval subject to 7 Leesburg Planning Commission April 5, 2018 Minutes the conditions of approval as enumerated in the April 5, 2018 Planning Commission Public Hearing Staff Report on the basis that the special exception meets the Approval Criteria of TLZO Section 3.4.12 and will serve the public necessity, convenience, general welfare and good planning practice. Commissioner Faliskie seconded the motion and the motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) Commissioner Lanham made the following motion: I move that Special Exception TLSE-2015-0007 to allow an Eating Establishment with Drive-in (Building F) be forwarded to the Town Council with a recommendation of approval subject to the conditions of approval as enumerated in the April 5, 2018 Planning Commission Public Hearing Staff Report on the basis that the special exception meets the Approval Criteria of TLZO Section 3.4.12 and will serve the public necessity, convenience, general welfare and good planning practice. Commissioner Walker seconded the motion and the motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) Commissioner Lanham made the following motion: I move that Special Exception TLSE-2015-0008 to allow an Eating Establishment with Drive-in (Building 1) be forwarded to the Town Council with a recommendation of approval subject to the conditions of approval as enumerated in the April 5, 2018 Planning Commission Public Hearing Staff Report on the basis that the special exception meets the Approval Criteria of TLZO Section 3.4.12 and will serve the public necessity, convenience, general welfare and good planning practice. Commissioner Faliskie seconded the motion and the motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) Commissioner Lanham made the following motion: I move that Special Exception TLSE-2015-0009 to allow a Car V>>ash (Building A-2) be forwarded to the Town Council with a recommendation of approval subject to the conditions of approval as enumerated in the April 5, 2018 Planning Commission Public Hearing Staff Report on the basis that the special exception meets the Approval Criteria of TLZO Section 3.4.12 and will serve the public necessity, convenience, general welfare and good planning practice. Commissioner Walker seconded the motion and the motion carried by a vote of 4-3 (Aye — Babbin, Faliskie, Lanham and Walker / Nay -Barnes, Kidder and Robinson.) SUBDIVISION AND LAND DEVELOPMENT None ZONING 01 Leesburg Planning Commission April 5, 2018 Minutes Chairman Babbin amended the agenda to move the Tents and Shade Structures Work Session ahead of the Eastern Gateway District Small Area Plan Work Session as Mr. Watkins was in attendance. TLOA-2017-0005 Tents and Shade Structures Work Session; Mike Watkins, Assistant Zoning Administrator, Planning and Zoning Mr. Watkins gave a brief overview of the draft ordinance to date and noted that the intent of the zoning text amendment is to respond to requests to expand seasonal outdoor dining/patron areas for eating establishments, brewpubs, and microbreweries in the B-1 (Community) Downtown Business District using tents and shade structures. He noted that he had reached out to business owners and many were already contemplating seasonal weather enclosures. The majority lilted shade structures but preferred tents. He has also researched other jurisdictions which included include Loudoun County, Prince William County, City of Frederick and City of Roanoke and found that many classify tents as accessory structures, did not require architectural review, and only required permits for structures 900 square feet or larger. Following the direction of the Planning Commission at the March 1., 2018 meeting, staff has prepared a draft ordinance that proposes the following: • Adds definitions for seasonal weather enclosures and shade structures • Revises the definition for tents • Exempts seasonal weather enclosures, temporary shade structures, and tents from the Board of Architectural Review, creating an administrative review • Allows for permanent shade structures which would be subject to a review by the Board of Architectural Review • Provides performance standards for seasonal weather enclosures, shade structures, and tents • Permits a one-time approval of seasonal weather enclosures, shade structures, and tents though a zoning permit with a requirement for annual inspections, unless modified Mr. Watkins explained that the draft ordinance generally includes the following text changes and/or insertions: 1. Definitions: Creates unique definitions for seasonal weather enclosures, shade structures, and tents. 2. Temporary Structures: Includes seasonal weather enclosures, temporary shade structures, and tents as Temporary Uses in the B-1 District. 3. No Certificate of Appropriateness (COA) Review: Exempts seasonal weather enclosures, temporary shade structures, and tents from a Certificate of. Appropriateness review by the Board of Architectural Review. 4. Extensions into Yards: Permits shade structure and tents to be within three (3) feet of a side or rear property line. 9 Leesburg Planning Commission April 5, 2018 Minutes 5. Consolidation of Requirements: Consolidates duplicate language in TLZO Sec. 10.3 regarding review procedures for Certificates of Appropriateness to TLZO Sec. 7.5. This will have the effect of potentially removing two pages from the Zoning Ordinance 6. Performance Standards: The following is a general description of the performance standards: • The Location standard is intended to identify permitted locations. • The Size and Height standards are intended to create a limitation of the structure's size and height to ensure it is compatible to the principal structure and proportional to the space they occupy. • The Material, Form, and Color standards are intended to address limited aesthetic requirements for these temporary structures. • The Duration standard is intended to ensure that these structures remain temporary and accessory to the principal structure. • The Lighting standard is intended to address potential adverse impacts upon neighboring properties. • The Permitting standard is included to communicate the required permits for these structures and to allow a single approval with yearly inspections for compliance. • The Revocation of a zoning permit standard is included to ensure enforcement of the proposed performance standards. Mr. Watkins explained that staff was requesting the Planning Commission's feedback on the following questions: 1. Size: The Downtown has a diverse arrangement of lot sizes and shapes and building coverages. Staff's intent was to include a standard that is focused on the proportionality of the structure's size to the undeveloped portion of the property. This standard may not work for all properties. The question is whether or not to modify the draft language or potentially revisit this issue at a later date, assuming the zoning text amendment is approved? 2. Material: Should there be a defined material requirement :for shade structures and tents or references to illustrative images? 3. Form: Should there be a defined form requirement for shade structures and tents or references to illustrative images? 4. Temporary versus Permanent: Should the ordinance include an allowance for permanent shade structures subject to the Board of Architectural Review? 5. Seasonal Weather Enclosure Definition: The draft ordinance includes a detailed and simplified definition for seasonal weather enclosure. Is there a preferred definition? The Planning Commission gave the following direction: • Defer giving direction on whether to allow tents on side yards as well as rear yards as more information is needed and will be provided at the public hearing on April 19t". • The majority of Commission members favored a tent or shade structure to be no more than 75% of a rear or side yard 10 Leesburg Planning Commission April 5, 2018 Minutes • The majority of Commissioners preferred a 5 foot setback around the tent • Defer giving direction on height limitations as more information will be provided at the public hearing • Consider outdoor lighting at the entrance way when needed for safety concerns • Provide flexibility for shade structure form • Provide language to define permanent structure to be based on whether the supporting pole(s) are removable. Removable is optional, removed is a requirement for a temporary structure. • Allow permanent shade structures which must be approved by the BAR • Add language to allow flexibility when determining appropriate materials for tents, shade structures and seasonal weather enclosures and leave the option for non-specified materials to be approved by the Zoning Administrator • Allow structures that can be lowered and raised within the porch of a building • Use the first definition for seasonal weather enclosure proposed in the draft ordinance • Consider adding a checklist for permitting in the ordinance COMPREHENSIVE PLANNING Eastern Gateway District Small Area Plan Work Session — Rick Klusek, Sr. Planner Mr. Klusek explained that following the Planning Commission's March 1, 2018 meeting, Town Staff met with the Planning Commission Chair to discuss the approved motion and clarify the intent of requested changes. Several specific revisions were also discussed. The majority of changes that were made to respond to the March 1 motion do not affect the overall intent behind the Plan. Many of the text changes reinforce concepts that are already addressed. Specific changes include the following: • 2.a) and 2.b) Corporate Branding - Policies have been deleted however, staff proposes replacing 2a and 2b with the following language "Ensure that standard corporate building designs are adjusted to better reflect Leesburg's historic character." — The Planning Commission supported the addition of this language. • 2.b) Pattern Book - References have been deleted as directed. Design framework policies have been retained. • 2.c) Interim Uses - Reworded to remove "interim" regarding car dealerships as requested and focus on future opportunity. • 2.d) Community Core - Retained the wording "generally central" to address locations and walkability and increased size to 10 to 40 acres — Staff does have a concern with the 10 acres as it was felt that it was too small and would like to have a 20 to 40 acre range — The Planning Commission was supportive of changing the acreage to 20 to 40. • 2.e) Block Length — added range of 250 to 500 • 2.f) Street Grids — The intent is to retain the basic concept of a street grid however, the exact location of the roads is not specified. Staff presented a couple of options and the Commission did not opine on the options as it was felt that the addition of the map notes added the flexibility envisioned in their motion. 11 Leesburg Planning Commission April 5, 2018 Minutes 2.g) Sidewalk Widths - Sidewalk widths have been removed as directed however, the overall concept to having sufficient width to allow seating areas, planting areas, and pedestrian movements has been retained. • 2.h) Structured Parking — Revisions have been made to state that structured parking is encouraged. • 2.i) Floor Area Ratio (FAR) — Staff felt retaining the FAR proposed was important because without some level of predictability the Town would not be able to plan for roadway infrastructure. Leaving the FAR at a maximum of 3.0 throughout the Eastern Gateway District could result in development intensity and traffic that cannot be adequately handled. Staff has highlighted plan areas dealing with FAR in the draft plan, included in the agenda packet, and recommends the Plaluling Commission further discuss this issue. The Planning Commission supported leaving the FAR of 1.0 in the draft for ordinance for public hearing discussion. • 2.j) Building Standards that Exceed Code - No specific changes have been made however, the natural resources section has been revised. Staff requested clarification of other changes. The Planning Commission determined to continue discussion of this item at the public hearing. • 21) Transit - The draft will continue to have policies for transit but references specific to circulator transit have been removed. • 2.1) Natural Resources — Policies have been revised to read "encourage" • 3) Land Use Map - Staff has added 2 asterisks next to "Regional Retail" and "Neighborhood Center" to reflect land use categories at the outlet mall as that could be developed as "Regional Retail" and the property west of Lowes which could be developed as a "Neighborhood Center". • 4) Flexibility - Staff has prepared the draft plan with the specific intent of affording reasonable flexibility while articulating a vision for the future. The intent is to encourage applicants to propose new and innovative ideas. Staff recommends the Planning Commission identify and discuss any specific areas of the Plan deemed excessively inflexible. (See #6, Page 12) • 5) LEED — The draft has been revised to encourage LEED as the Town can't legally require it. • 6) Reconsider Land Use - At this time, staff is only aware of one landowner with objections to the land use designation on their property. Specifically, the owner of the parcel at the southeast corner of Crosstrail Boulevard and Russell Branch Parkway has asked that the plan call for mixed-use development at this location. Staff has spoken to the landowner's representative since the Planning Commission's March 1, 2018 meeting and confirmed the landowners desired residential land use designation. Staff is unable to support residential development on this property due to its proximity to the rock quarry, high voltage power lines, and other industrial uses along Cochran Mill Road that generate heavy truck traffic. Notwithstanding, the property has been designated in the Town Plan for light industrial uses and continues to be designated office/light industrial in the draft plan. This existing Town Plan designation coupled with the map on page 12-42 and Land Use Policy 4 on page 12-43 is intended to allow for a wide range of combatable non-residential land uses. Staff also notes that the Town has received 12 Leesburg Planning Commission April S, 2018 Minutes recent inquiries from real estate brokers regarding the availability of light industrial land in Leesburg. Aside from this property, Staff is aware of other more general concerns in the study area pertaining to implementation of the plan but not of other landowners objecting to the proposed land use designations. The Planning Commission determined to leave this section as it is currently written for public hearing discussion. • 7) Town Plan — Staff is planning to make revisions throughout the Town Plan, including the language at the beginning of how the Town Plan is used. These changes will be presented at the public hearing. Mr. Klusek provided the following additional updates: • Previously discussed changes to Northeast Quadrant objective 3 had been omitted in error and staff fully intends that the Plan will read "The vacant property at the end of Bow Lake Place is appropriate for single family detached or attached development that is compatible with the character of the adjoining residential neighborhood". • The Implementation Matrix will be updated to match document text. • Staff will advertise for a public hearing to be held on May 3rd. • Specific text will be refined after the public hearing. STAFF AND COMMITTEE REPORTS None SRTC REPORT None OLD BUSINESS None NEW BUSINESS Commissioner Kidder requested the Planning Commission consider initiation of a tree ordinance. The majority of Commission members were in support of having a discussion on this topic and it will be placed on a future agenda. ADJOURNMENT The meeting was adjourned at 11:11 PM Approved by: ITNJ Karen Cicalese, Commission Clerk Shar n Babbin, Chairman 13