HomeMy Public PortalAbout08 01 2019 PC MinutesThe Town of Lees6urg in Virginia
Leesburg Planning Commission
Meeting Minutes
August 1, 2019
The Leesburg Planning Commission met on Thursday, August 1, 2019 in Town Hall Council
Chambers, 25 West Market Street, Leesburg, Virginia 20176. Staff members present included
Susan Berry Hill, Brian Boucher, Mike Watkins, Bill Ackman, Barbara Notar, and Karen
Cicalese.
CALL TO ORDER
The meeting was called to order at 7:00 pm by Chairman Kidder.
Members Present: Chairman Kidder, Commissioners Barnes, Barney, Faliskie, Lanham, Nacy,
and Walker
ADOPTION OF AGENDA
Motion: Commissioner Walker
Second: Commissioner Lanham
Vote: 7-0
APPROVAL OF MINUTES
June 20, 2019 Draft Minutes
Motion: Commissioner Walker
Second: Commissioner Lanham
Vote: 7-0
DISCLOSURE OF MEETINGS
None
CHAIRMAN'S STATEMENT
None
PETITIONERS
None
PUBLIC HEARING
TLSE-2018-0008 North Star School at the C. S. Monroe Property
Public Hearing, Brian Boucher, Deputy Director, Planning and Zoning
Chairman Kidder opened the public hearing at 7:01 PM and invited staff to make their
presentation.
Mr. Boucher explained that the Applicant, Loudoun County Public Schools (LOPS), proposes
the demolition of the former CS Monroe Technology Center building to accommodate the
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redevelopment of the site for a new school facility to be called The North Star School at CS
Monroe Property, (North Star School). The North Star School will be the new home for LCPS
Alternative Education Program currently located at the former Douglass High School at 407 E.
Market Street. In addition, the North Star School will also provide daytime and evening adult
education programming.
The North Star School is proposed as a two-story, 94,633 square foot building to accommodate
570 students. This total is comprised of 450 students for the Alternative Education program and
75 — 120 daytime adult education students. Evening adult education attendance will vary
depending on the courses offered, and will be limited to the hours of 6:00 pm to 9:00 pm. The
Alternative Education Program and daytime adult education program will operate between the
hours of 9:30 am and 3:30 pm, with occasional adult education classes in the 3:30 pm to 6:00 pm
timeframe.
Mr. Boucher noted that staff finds the application to be generally approvable however, there are
concerns related to architecture compatibility with the surrounding neighborhoods. There is also
a related application which is a request for a Subdivision and Land Development Regulation
(SLDR)Variation.
This property is zoned R-4 Single Family residential and the C. S. Monroe school was originally
established in 1977 as a by right use. In 2003 the Zoning Ordinance established a special
exception for public schools in residential zoning districts. The proposed building reduces the
existing 81,532 square -foot building footprint to 48,425 square feet. Onsite parking of 367
spaces will be provided. There will be 17 busses per day and it is estimated that approximately
150 student drivers will be commuting to the school each day.
Mr. Boucher discussed Town Plan Compliance noting that staff believes the school can be made
more compatible with the character of existing or planned development in the vicinity.
Mr. Boucher discussed staff's analysis of the site in terms of parking, screening and buffering,
storm water management, frontage improvements, and architecture as follows:
Parking
The Applicant is proposing 367 spaces which is 26% more that the required 291 spaces.
Screening and Buffering
The smaller building footprint better separates the use from neighbors. Improved plant screens
are proposed and the site meets or exceeds all screening and buffering requirements.
Storm Water Management
At the time of site plan the Department of Plan Review will require bioretention design
details, Overland Relief design details, and Pre and Post Development analysis.
Frontage Improvements
The SLDR requires full frontage improvements (curb, gutter, and sidewalk) however, an SLDR
Variation permits waiver/modification when conditions/constraints make improvements
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impossible or impractical. The Applicant is requesting a variation for modifications required for
Childrens Center Road frontage improvements. The Planning Commission has review authority
and will need to determine if a public hearing is required for the variation. The Department of
Plan Review does not feel that a public hearing is necessary and supports approval of the
variation. Bill Ackman, Director, Plan Review, gave a detailed description of the requested
variation. He explained that the public was not aware of the variation request because they
didn't get it from the Applicant in time to properly advertise it along with the Special Exception.
They combined it with this public hearing as it was consistent with the application and would
allow the application to move forward. He stated that he did not have any concerns regarding the
variation request. It is the Planning Commission's prerogative to require a public hearing on the
variation if they so desire.
Architecture
It was staff's opinion that the December 13th Design better illustrates massing and complexity of
form techniques expressed in the H-1 Design Guidelines. The newer design lacks detail of
previous design and does not contain the clear foundation — middle -cap, tripartite arrangement
that is called for in both the H-1 and H-2 Design guidelines. More traditional elements in the
building would make it fit in better with the surrounding single-family detached residential
neighborhood. The newer concept moves the design further away from the traditional than the
original design and the second story that cantilevers beyond the outer walls of the first story is
opposite H-1 massing reduction technique to step upper stories back where appropriate.
Mr. Boucher discussed the Special Exception Approval Criteria noting that the Application
meets the criteria with the exception of the architecture compatibility issue.
Mr. Boucher noted that staff finds the application generally approvable based on the approval
criteria listed below but recommends that the Applicant further address the compatibility of the
building architectural with the adjacent residential uses.
• The use is consistent with the goals and objectives of Land Use Policy type Major
Institutional found in the Town Plan.
• Town Plan Land Use General Objectives encourage infill development and institutional
uses when found to be compatible with the character of the existing development in the
vicinity.
• The use complies with regulations of the R-4 Single -Family Residential Zoning District.
• It would serve the public necessity, convenience, general welfare, and good zoning
practice.
Sara Howard O'Brien, Land Management Supervisor, Division of Planning Services, Loudoun
County Public Schools (LCPS) delivered the Applicant's presentation. She informed the
Commission that they had sent out registered notices to the surrounding property owners, posted
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the property, and provided the requisite affidavits to the Commission Clerk. In addition they
have provided a first class notice to all the surrounding neighborhoods.
She gave a brief overview of the North Star School Program, the Adult Education Program, and
the educational facility proposal noting that the capacity of 570 students proposed allows for
future growth and reflect their ultimate capacity.
Ms. Howard O'Brien discussed the site, parking, lighting, security, and the variation request.
They did not want to encourage pedestrians to walk towards the bridge as it was not a safe
way to cross that bridge and they wanted to stop the sidewalk at its logical point at the
crosswalk to provide safe access to the sidewalk system across the street. They also wanted to
connect to the existing park trail. There will be very few students who will walk to this school
as they must first report to their home base school and bus transportation is provided from there.
They also do not anticipate a large number of drivers.
Three community meetings were held on October 3, 2018, January 23, 2018 and May 30, 2019,
Over 400 letters were sent to the surrounding neighborhoods, a newspaper advertisement was
run for 2 weeks, it was posted on various public calendars and all application documents had
been posted on the LOPS website. Landscaping packets were provided to adjacent Foxridge
neighbors creating individual landscaping sections providing all the information related to the
types of plants and species. In addition they had their engineer flag the 50 foot buffer and
posted the building corners on the site. One-on-one meetings were held with seven of
the ten homeowners to go over the plans and as a result some adjustments were made. They plan
to continue working with the neighbors as this application moves forward.
Architecture was also discussed. It was their understanding that the Plan was particularly
looking for ways to create a human scale type of building that was approachable and compatible
with the surrounding uses. The idea was to refine the building and reduce the massing. This
plan is still conceptual and is still in the design stage and they are willing to work with staff on
the fagade of the buildings.
Ms. Howard O'Brien concluded her presentation noting that they believe the proposal complies
with the Town's Comprehensive Plan designation, land development policies and Zoning
regulations. They have worked extensively with staff and are in agreement with the
recommended conditions of approval.
Public Comment
Diana Hott, 303 Wingate Place SW, Leesburg, came forward and expressed concern regarding
the size of the proposed school, student drivers and safety, and traffic due to proximity to
Catoctin Elementary School and Loudoun County High School.
Nancy Fryes, resident of Park View Estates, came forward and expressed concerns regarding
parking on Catoctin Circle and their neighborhood, the proposed sidewalk and crosswalk, street
parking, student drivers and safety, and neighborhood traffic.
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Linda Reader, 410 Foxridge Drive, SW, Leesburg, came forward in support of the proposed 50'
buffer. She stated that she felt the community outreach process was great and Sara and her staff
were amazing. She expressed concerns regarding the architecture compatibility.
Neil McNerney, 30 Catoctin Circle, Leesburg, came forward in support of the application. He is
a licensed professional counselor who works with adolescents and families. He was on the
naming committee for the North Star School and also serves on the Community Services Board
of Loudoun County who advises Loudoun County on mental health. The Douglass Program has
helped so many kids and families.
Bob Picarillo, 305 Whitehorse Court, SW, Leesburg, came forward and expressed concerns
regarding the proposed crosswalk, and parking.
Planning Commission Questions and Staff and Applicant Reponses
Is there a charge to park on school property?
Ms. Howard O'Brian replied that there is a parking fee for all students who drive to school. It is
a policy of the School Board for every high school.
Would it be possible to waive the fee at this new school?
Ms. Howard O'Brien answered that she could take that suggestion to the School Board. It is a
policy that staff can't change. LCPS does allow a reduced rate for students that may not be able
to afford the parking fee. Also, as a part of the improvements on Childrens Center Road, there
will be No Parking Signs on the Parkview Estates side of the street. There will be room for
about 15 parking spaces along the frontage of the school. The parking capacity along Childrens
Center Road would decrease as a part of this plan.
Ms. Howard O'Brien further explained that LCPS is aware of the problem and is embarking on a
program called "Congestion Must Go". A task force has been formed amongst their staff to find
different ways to reduce the amount of traffic that is going to their school sites. They have
started with a pilot program with about a dozen schools and they are looking at what their access
is and who is parking there, etc. They have also started a program called "Hop on the Bus" to
encourage bus ridership and decrease the amount of car trips to the schools. Loudoun County
High School is one of the schools in the pilot program. For those that are driving to school, they
are teaching basic etiquette such as not blocking driveways, not throwing trash on the street, not
using foul language, etc.
Clarification of the proposed buffer.
Ms. Howard O'Brien explained that they have guaranteed a 50' buffer area between the Foxridge
common boundary line and into the site. There is 25' between the planned buffer and the
parking area. They would like to keep that 25' but they have not gone through the site plan
review process.
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Do students have to pay to attend and is that why there is a waiting list?
Ms. Howard O'Brien responded that they do not have to pay and it is a capacity issue at this
time.
Was there a traffic study done?
Mr. Boucher responded that there was and the study concluded that the Level of Service (LOS),
for the key intersections involved was not affected and the Town's Transportation Engineer
agreed with the findings.
Is there going to be a fence around the school?
Ms. Howard O'Brien replied that there would be a 6` high black vinyl coated chain link fence
on the Foxridge side and the Bypass side.
Would you be averse to lowering the lights next to the Foxridge neighborhood?
Ms. Howard O'Brien explained that the lights are set back from the surrounding property and all
lights are LED lights, shielded downward and cut-off.
Would it be possible to place trash receptacles or trash cans?
Ms. Howard O'Brien replied that they could do that.
Can the Town limit parking along Childrens Center Road?
Mr. Ackman responded that he was not able to answer that question as he would need to speak
with the Town Manager.
Can the Applicant make a payment to the Town in -lieu of constructing the sidewalk?
Mr. Ackman replied that that could be considered however, he would have to discuss this option
with the Director of Public Works.
What does the parking decal cost?
Ms. Howard O'Brien responded that is was $225.
How much is the reduced rate?
Ms. Howard O'Brien responded that she did not know and would have to get back with that
information.
Chairman Kidder closed the public hearing at 8:49 pm and called for Planning Commission
discussion.
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The majority of Commission members voiced concerns regarding students parking on the streets
in the neighborhood, building architecture being too modern, the need for the proposed sidewalk,
littering and lighting height. It was suggested to reduce or eliminate the parking fee to encourage
students to park on the school lot, allow the Applicant to provide payment in -lien of constructing
the sidewalk, reduce the lighting height to 20', and to provide trash cans to discourage littering.
The Commission also noted a preference for the initial building design that incorporated staff's
suggestions as it was felt it was more compatible with the surrounding neighborhoods.
There was discussion on the variation request and whether or not a public hearing was warranted.
Chairman Kidder moved to schedule a Public Hearing on 9/5/19 for TLSV-2012-0001 North
Star School at C. S. Monroe Property's to discuss the variation request to relieve the Applicant of
providing the required sidewalk along a portion of the property's Childrens Center Road SW
frontage.
Commissioner Barnes seconded the motion and the motion carried by a vote of 4-3 (Nay —
Barney, Faliskie, and Lanham).
Commissioner Nacy moved to delay the vote and move the discussion of TLSE-2018-0008
Monroe Tech to the September 5th meeting.
Chairman Kidder seconded the motion and the motion carried by a vote of 7-0.
TLOA-2019-0005 Zoning Ordinance Amendments to I-1 to Allow Vehicle Fleet
Maintenance Public Hearing, Mike Watkins, Zoning Administrator
Chairman Kidder opened the public hearing at 9:02 pm.
Mr. Watkins explained that this amendment would amend the Zoning Ordinance to include
Public Fleet Storage and Maintenance as a Minor Special Exception use in the I-1 Zoning
District. This text amendment was requested as a result of a pre -application meeting with
Loudoun County staff regarding permitted uses for vehicle storage and maintenance. Vehicle
and/or equipment facility is not a permitted use in the I-1 District. The Public Fleet Storage and
Maintenance Amendment was initiated by Town Council on May 28, 2018. The amendment
will add two new terms, a new use, and associated performance standards for the storage and
maintenance of public fleet vehicles. The County's request was localized to their properties
along Miller Drive.
The proposed amendments create new definitions for "Fleet Storage, Public" and "Fleet Vehicle,
Public". This would only be permitted by a Minor Special Exception in the I-1 District and the
public hearing would be held by the Town Council only. This use would be limited to
government entities.
Mr. Watkins highlighted the performance standards which had been created to address location,
intensity, buffering, separation from residential uses, lighting, screening, pavement marking,
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parking lot landscaping, and stormwater management. Use standards may be modified by Town
Council.
Mr. Watkins summarized that the initiation was intended to address a public need, is only
permitted in the I-1 District, and includes performance standards to protect health, safety, and
general welfare of citizens and compatibility of uses. Mr. Watkins concluded his presentation
with a recommendation of approval.
Planning Commission Questions/Discussion and Staff Responses
Do the limitations outlined meet the County's expectations?
Mr. Watkins noted that he had spoken with County staff and outlined the special exception
application process that would be used for these types of applications.
Will they be required to meet EPA requirements such as disposal of materials, etc.?
Mr. Watkins replied that they would.
What type of maintenance and where will it be performed?
Mr. Watkins responded that it would cover all vehicle maintenance and would take place inside
the facility. The only thing they are doing outside the facility is storing the vehicles.
Is there a limitation on the size of vehicles?
Mr. Watkins replied there was not.
Can they use all of the existing parking as fleet storage?
Mr. Watkins explained that it is intended to be 60% of the parking lot to provide parking for
other uses located in the building
Did Council specifically request that this be addressed as a minor special exception?
Mr. Watkins explained that they did not. It was determined to do so because it was a public
agency and it would expedite legislative approvals. Additionally, they are existing sites.
Concerns were expresses regarding the opaque screen and the need for flexibility.
Mr. Watkins stated that language could be included in the draft ordinance to address this.
Concerns were also expressed regarding the special exception process as a number of the
members thought that these applications should be reviewed by the Planning Commission and
Town Council.
Leesburg Planning Commission
August 1, 2019
Mr. Watkins explained that they could include this in their motion.
Chairman Kidder closed the public hearing at 9:23 pm and called for a motion.
Commissioner Nacy moved that Zoning Ordinance Amendment TLOA-2019-0005 Public Fleet
Storage and Maintenance be approved with the change of removing the minor part of the special
exception and making it a regular special exception, on the basis that the amendments further the
objectives of the Town Plan 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 7-0.
SUBDIVISION AND LAND DEVELOPMENT
None
ZONING
None
COMPREHENSIVE PLANNING
Town Plan Review — Chapter 8, Susan Berry Hill, Director, Planning and Zoning
This item was postponed to a future meeting.
STAFF AND COMMITTEE REPORTS
None
SRTC REPORT
None
BAR REPORT
None
TOWN COUNCIL LIAISON REPORT
None
OLD BUSINESS
None
NEW BUSINESS
Chairman Kidder distributed a map showing the location of new, proposed and approved
development in Town that she felt impacted the downtown traffic and requested that the
Planning Commission make a recommendation to Town Council to do a traffic study that will
assess the impact of the new, proposed and approved development on the downtown.
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Chairman Kidder moved that the Planning Commission recommend a traffic study in the
downtown area to address all the development that is noted on this map in terms of traffic
impact.
Commissioner Nacy seconded the motion and the motion carried by a vote of 7-0
ADJOURNMENT
The meeting was adjourned at 9:37 pm.
Ap roved by.
Ka en Cicalese, Commission Clerk
Doris Kidder, Chair
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