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
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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
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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:
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• 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
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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.
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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.
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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
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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
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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.
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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
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• 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.
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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
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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
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