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HomeMy Public PortalAbout05 17 2018 PC MinutesT 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 Leesburg Planning Commission 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. Leesburg Planning Commission 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 3 Leesburg Planning Commission 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, M Leesburg Planning Commission May 17, 2018 Minutes 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. 0 Leesburg Planning Commission May 17, 2018 Minutes 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. M Leesburg Planning Commission 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 7