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The Town of Leesburg in Virginia
Leesburg Planning Commission
Meeting Minutes
May 17, 2018
The Leesburg Planning Commission met on Thursday, May 17, 2018 in Town Hall Council
Chambers, 25 West Market Street, Leesburg, VA 20176. Staff members present included Susan
Berry -Hill, Scott Parker, Brian Boucher, Shelby Caputo, Russell Seymour, and Karen Cicalese.
CALL TO ORDER
The meeting was called to order at 7:00 pm by Vice Chair Lanham
Members Present: Vice Chair Lanham, Commissioners Barnes, Faliskie, Kidder, Robinson, and
Walker.
Absent: Chairman Babbin
ADOPTION OF AGENDA.
Motion: Commissioner Walker
Second Faliskie
Vote: 6-0-1 (Babbin absent)
APPROVAL OF MINUTES — May 3, 2018
Motion: Commissioner Barnes
Second: Commissioner Walker
Vote: 6-0-1 (Babbin absent)
DISCLOSURE OF MEETINGS
Commissioner Barnes disclosed a brief phone call with Mr. Sevila regarding the Leesburg Tech
Park application
CHAIRMAN'S STATEMENT
None
PETITIONERS
None
PUBLIC HEARING
TLZM-2017-002, TLSE-2017-0001 Leesburg Tech Park Public Hearing — Scott Parker, Sr.
Planning Project Manager, Planning and Zoning
Vice Chair Lanham opened the public hearing at 7:03 PM and invited staff to make their
presentation.
Mr. Parker explained that this application was a request for a Proffer and Concept Plan
Amendment to obtain additional by right and special exception uses in the I-1 Zoning category
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May 17, 2018 Minutes
and a Special Exception request to allow a Flex Industrial Business on the property. A waiver
has been granted for submittal of a Fiscal Impact Analysis on the basis that the property is
already zoned for non-residential uses in the I-1 Industrial/Research Park District, and that the
proffer amendment requested does not materially change the previous approvals for the property
as it pertains to a fiscal analysis.
TLZM-2017-0002
The subject property is currently zoned I-1, Industrial/Research Park and is subject to approved
proffers associated with case TLZM-2000-06. The Applicant is looking to expand the uses
allowed on the site to those currently allowed within the I-1 by right and through special exception,
except for those uses that are being "proffered out" to prohibit the use. In addition, the applicant
is modifying. Proffer 8 to allow for a contribution for off-site transportation, and to amend the
proffers to provide a contribution for fire and rescue. A detailed Concept Plan is also being
established through this rezoning.
TLSE-2017-0001
Subject to approval of TLZM-2017-0002 the Applicant is seeking approval to build a Flex
Industrial/Business Park pursuant to TLZO Sec. 6.7.2, Use Regulations and use standards outlined
within TLZO Sec. 9.8, Flex Industrial/Business Park. The Applicant's proposal includes 162,000
square feet of Flex Industrial/Business Park uses within four buildings on a site comprised of two
parcels that total 17.49 acres. The property is zoned I-1 and is unimproved. A site plan for the
property (TLPF-2017-0011) was approved on April 6, 2018, to allow by -right construction of the
four buildings referenced within the May 17, 2018 Staff Report, with only the limited uses of the
current Proffer 9 allowed. The Applicant is proposing to utilize the same site plan as approved,
with an expansion of uses that would be afforded by approval of these two applications.
Mr. Parker concluded his presentation with staff's recommendation that the Planning Commission
forward a recommendation of approval for both applications to Town Council.
Mr. Bob Sevila, Sevila, Saunders, Huddleston & White, PC, representative for the Applicant, gave
a brief overview of the history of this application. He noted that Matt Holbrook and Dan Swamy,
St. John Properties, and Mark Baker, Bowman Consulting, were in attendance and would be
available for questions.
Mr. Holbrook gave a brief overview of St. John Properties focusing on their experience in the
industry, long term ownership and maintenance of their properties, and their commitment to their
tenants and the community.
Planning Commission questions and staff and applicant responses:
• Would it be possible to add more landscaping to screen the adjacent Tavistock
residences? — Mr. Holbrook explained that there is a utility easement in that area which
prohibits further planting. They have focused instead on increasing the buffer below and
above that area, pulling the parking and building further away and adding a masonry screen
wall with additional landscaping to soften that edge as much as possible.
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May 17, 2018 Minutes
Why are you proffering out research, experiment, development and testing activities?
— Mr. Sevila explained that they are not proffering theses uses out. This is a consolidated
proffer statement and includes all the proffers statements from all the previous rezonings.
The proffer in question, number 15, is not a St. John Properties proffer. It was already on
the books and does not affect what the Applicant is requesting to do. Their focus was on
proffers 8 and 9 which have been amended. They will put a note in the proffers to address
proffer 15 prior to submitting a signed set of proffers.
• Would you consider eliminating the commuter lot and daycare center as a permitted
use? — Mr. Holbrook replied that they would like to retain as much flexibility as possible
and the proposed buildings eliminate the commuter lot use, however they could exclude it
as a permitted use in the proffers With regards to day care centers, they do have a few and
have found that their parks function very well when there is a broad mix of uses and daycare
is a nice amenity that could attract other businesses.
• What is this development going to look like from the Sycolin Road and the Airport?
— Mr. Holbrook showed some illustratives of the buildings in their park in Ashburn and
explained that this was the image they were hoping to achieve in Leesburg. The Sycolin
Road improvements will add to the aesthetics of the park as they will provide a wide buffer
area between the road curb line and their parking lots, connecting bike paths and street
trees.
• Would it be possible to build 2 story buildings? — Mr. Holbrook explained that they
could however, the product type currently in demand has a rear service component such as
a drive-in or a dock.
Are there any plans for a traffic signal? — Mr. Parker responded that there are no plans
at this time. There is a light at Tavistock and one at Loudoun Center Way. The traffic
study does indicate that there is a potential for an intensification of the traffic based on the
uses that would be allowed. The Applicant is putting turn restrictions on at peak hours and
there are a variety of ways to enter and exit the site so a traffic signal is not warranted at
this time.
Will the approved site plan need to be revised? — Mr. Parker replied that it would not.
When does the shared parking agreement come into play? — Mr. Parker replied that it
would be required for the issuance of the first occupancy permit.
Public Comment:
Neil Steinberg, 139 Woodberry Road, Leesburg, VA 20176, came forward and expressed
concerns regarding lighting as it was his opinion that a 5,500 degrees kelvin would be too white.
He suggested that the Applicant consider a 3,400 to 4,000 degrees kelvin for the exterior and the
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May 17, 2018 Minutes
parking lot lighting. He also expressed concern regarding the alignment of the entrance and
Miller Drive as Sycolin will become a 4 lane road, heavily traveled and potentially difficult to
cross.
Additional Planning Commission Questions:
Will a traffic signal be warranted in the future? — Mr. Baker from Bowman Consulting
explained that through multiple discussions with the Town Transportation Engineer and as
written in the staff report, the 2 existing traffic signals should provide sufficient gaps for
entry and exit of the site. A traffic signal is not warranted nor is there one intended at this
time.
o The Applicant was asked to respond to Mr. Steinberg's concern regarding the
lighting. — Mr. Baker explained that the proposed lighting is within the Zoning Ordinance
requirements for photometric and lighting. Mr. Holbrook further explained that they are
continuing to look at the color of the lighting to determine what is best for this site.
Vice Chair Lanham closed the public hearing at 8:01 and called for a motion.
Commissioner Kidder moved that Rezoning/Proffer Amendment TLZM-2017-0002, Leesburg
Tech, LLC, be forwarded to the Town Council with a recommendation of approval on the basis
that the Approval Criteria of Zoning Ordinance Section 3.3.15 have been satisfied and that the
proposal would serve the public necessity, convenience, general welfare and good zoning practice.
Commissioner Walker seconded the motion and the motion carried by a vote of 6-0=1 (Babbin
absent).
Commissioner Kidder moved that Special Exception application TLSE-2017-0001, Leesburg
Tech, LLC be forwarded to the Town Council with a recommendation of conditional approval,
subject to the conditions contained in the Staff Report dated May 17, 2018 on the basis that the
Approval Criteria of Zoning Ordinance Sections 3.4.12 have been satisfied and that the proposal
would serve the public necessity, convenience, general welfare and good zoning practice.
Commissioner Barnes seconded the motion and the motion carried by a vote of 6-0-1 (Babbin
absent).
SUBDIVISION AND LAND DEVELOPMENT
None
ZONING
TLOA-2017-0004, Downtown Parking Work Session, Brian Boucher, Deputy Director,
Planning and Zoning
Mr. Boucher explained that this work session was requested by staff to introduce the Planning
Commission to proposed amendments to downtown parking ratios prior to the scheduled June 7,
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2018 public hearing. Due to the fact that the Commission did not have the benefit of
participating in the background discussions that led to these amendments and given the
complexity of the subject matter, this work session was intended to familiarize the Commission
with the issues and to allow questions that can better prepare staff and the Commission for the
public hearing.
On January 9, 2018 Town Council adopted a resolution directing staff to proceed to the Planning
Commission with certain amendments to the parking regulations and the parking program.
The Council voted to consider the following amendments to the Zoning Ordinance:
• Reduce parking rates in the B-1 District for multifamily residential uses.
• Create a single parking ratio for office and retail uses downtown.
• Amend the walking distances for Residential and Non-residential uses in the H-1
Overlay District from 300 and 500 feet respectively to 1,000 feet for all uses.
• Allow properties in the B-1 District that are converted or used for a nonresidential
use to be exempt from parking requirements.
• Increase Payment in -Lieu option for residential use to include entire H-1 District
with parking study requirement and Director of Planning approval.
• Create "Round the Block" Parking Study requirements.
• Clarify removal of existing parking must be compensated through Payment in -
Lieu.
In addition, the Council voted the following program change that requires amendments to the
Town Code or Town policies directly related to parking downtown:
Payment in -lieu purchases a parking pass to certain low revenue -generating
metered street parking zones where the permit holders will not have to pay into
the meters.
Further, Council voted for three additional changes looking at the future parking program for
downtown:
• Conduct biannual parking and demand studies.
• Add to the parking supply and adopt new methods to manage the parking supply.
• Coordinate with Loudoun County Transit to expand bus service from Government
Center to Ashburn Metro and other mass transit opportunities.
Mr. Boucher gave a brief overview of the amendments initiated for consideration and staff's
recommendation as follows:
1. Reduce parking rates in the B-1 District for multifamily residential uses.
Staff Recommendation: Same as initiated
2. Reduce parking rates in the B-1 District for nonresidential uses by creating a single
parking standard (1.0 space per 400 s.Q.
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Staff Recommendation: No universal standard. Instead:
• Office: 1.0 space per 400 s.f.
• Retail: 1.0 space per 285 s.f.
• Restaurant Outdoor Seating: No additional parking required for up to 20 outdoor
seats
3. Off. -site Agreement Option — increase the walking distances for Residential and Non-
residential uses in the H-1 Overlay District from 300 and 500 feet respectively to 1,000
feet for all uses.
Staff Recommendation: Same as initiated
4. Require no parking anywhere in the B-1 District for conversion of an existing building to
a nonresidential use.
Staff Recommendation: Maintain the current exemption of 500 feet from a municipal
parking facility. That is, do not change the current ordinance standard.
5. Increase Payment in -Lieu option for residential uses to include entire H-1 District with a
"round the block" parking study requirement and Director of Planning approval
Staff Recommendation: Do not recommend this amendment. Instead:
• Permit residential uses to purchase required spaces up to a maximum of 10 spaces
if the site is within 500 feet of a municipal parking facility.
6. Clarification for Replacement of Displaced Parking.
Staff Recommendation: Same as initiated
7. Payment in -Lieu purchases a parking pass that gives the holder rights to certain public
parking facilities.
Staff Recommendation: Do not recommend this change. Instead:
• Consider removing low -generating meters for all parking uses.
8. Conduct Biannual Parking Supply and Demand Studies.
Staff Recommendation: Same as initiated
9. Explore ways to expand and manage the existing parking supply.
Staff Recommendation: Same as initiated
10. Expand Mass Transit Opportunities. Council directed staff to coordinate with Loudoun
County Transit
Staff Recommendation: Same as initiated
Mr. Boucher clarified that the Planning Commission should focus on proposals 1 through 6 as
they are the ordinance amendments proposed. However, Council would like to have the
Commission's input on proposals 7 — 10.
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May 17, 2018 Minutes
Vice Chair Lanham read a statement prepared by Chairman Babbin expressing her views on
downtown parking for the record.
COMPREHENSIVE PLANNING
None
STAFF AND COMMITTEE REPORTS
None
SRTC REPORT
None
TOWN COUNCIL LIAISON REPORT
None
OLD BUSINESS
None
NEW Bt1SINCSS
None
ADJOURNMENT
The meeting was adjourned at 9:16 PM
Ap�roveci by:
Karen �Cicalese�,ommission Clerk
r
R'ck Lanham ice Chair
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