HomeMy Public PortalAbout2013_M039 LC Referral ZMAP 2013-0005 Goose Creek Golf Club COUNCIL MEETING September 24, 2013
MOTION 2013-039
I move that Council endorse the draft referral letter from staff dated September
25, 2013 for ZMAP 2013-0005 Goose Creek Golf Club 1st submission, including
the related special exception applications, as presented at the work session on
September 23, 2013 and forward the referral letter to County staff.
1 I Page
Town of
( f Department of Planning&Zoning
Virginia
25 West Market Street 20176.703-771-2765■Fax:703-771-2724•www.leesburgva.gov
September 25,2013
Judi Birkitt,Project Manager
Loudoun County Department of Planning
1 Harrison Street, SE
P.O. Box 7000
Leesburg,VA 20177
RE: Referral Request for ZMAP 2013-0005 Goose Creek Club; SPEX 2013-0017,Golf Course;SPEX 2013-
0018,Hotel;and SPEX 2013-0019,Restaurant-- 1st submission
Dear Ms. Birkitt:
Thank you for the opportunity to provide second submission referral comments on the captioned applications.
We have reviewed the following application materials:
. • Statement of Justification dated July 19,2013
• Plat dated July 19,2013
• Traffic Impact Study dated July 19, 2013
Town staff from the Departments of Utilities,Public Works,Plan Review,Parks and Recreation,Economic
Development, and Planning and Zoning has provided comments on these applications.
Proposal: The applicant has proposed to rezone approximately 110.2 acres from JLMA-3 to PD-OP (82.3
acres) and PDH-6 (27.9 acres)to allow 158 units(33 single family detached and 125 townhouse units); 36,000
square feet of office, a 132 room hotel;a 9-hole golf course and a 6,000 square foot restaurant.
The property is designated in the County's Revised General Plan(RGP)for Business Community uses.
Business Community uses allow for a mix of office and retail uses and up to 10%of the mixed use composition
may be retail. The Town Plan designates the property for Open Space.
The property is currently zoned JLMA-3,Joint Land Management Area- 3 and PD-OP,Planned Development-
Office Park. The former is a rural residential district allowing densities of one unit per three acres. The PD-OP
district allows for predominantly office development with support retail.
No proffers have been submitted with this initial submittal.
Review comments are attached and consolidated in the comments provided below.
Town Plan
Land Use. The subject property is in the Leesburg Joint Land Management Area. The Town Plan
provides land use recommendations in the JLMA"to be used as
Hometown of the 21st Century
Referral—Goose Creek Golf Club
1st submission
September 25,2013
Page 2 of 5
the basis for a joint planning effort with Loudoun County..."(Town Plan,p. 6-
23). The Town Plan designates the property for Open Space uses which includes
recreational use such as a golf course. The proposed 9-hole golf course is
consistent with this designation.
The Open Space designation does not anticipate other uses such as the proposed
residential, office,hotel and restaurant uses for the property. The proposed plan
shows the location of the office,hotel and restaurant uses clustered between
Tuscarora Creek and Route 7. Staff has considered the applicant's justification
for proposing these uses. The Statement of Justification notes that mixed use
development is desired by the Town Plan and references the Village at Leesburg
as an example of a mixed use project that has proven to be a positive asset to the
town in terms of use,fiscal impact, and which is also attractive and well-designed.
The applicant's Statement of Justification continues to state that this type of
mixed use community development concept should be extended further eastward
to Goose Creek which forms the natural boundary of the JLMA. Staff notes that
the Town Plan designates areas within the Town's corporate limits along East
Market Street as Regional Office. This designation anticipates office use with
support retail including such uses as hotels and restaurants. The Goose Creek
application's inclusion of office,hotel and restaurant uses is generally compatible
with the Town's vision to have employment and employment supportive uses in
the Route 7 corridor outside of the Bypass.
With respect to residential uses,the proposed location is less than ideal. It is
adjacent to properties that are currently developed for industrial use including the
Luck Stone rock quarry. The proposed residential use is not integrated with the
other nonresidential uses on the property and it is relatively remote from those
uses as well as the other mixed uses at the Village at Leesburg.The proposed
pedestrian trail included in the plan does provide a link between the residential
and non-residential components of this plan but it is a weak one at best given the
distance between the proposed residential uses and these other uses. For these
reasons, staff is not supportive of residential uses at this location.
2. Community Design. This area also serves as an eastern gateway to the Town.
The Town Plan notes the following:
"County decisions about streets and other transportation facilities and
service, water and sewer utilities, schools, and parks—as well as County
approvals ofprivate development-also affect the Town's community design.
There are opportunities to enhance community design through planning in the
Joint Land Management Area (JLIVIA)..." (Town Plan,p. 5-3).
Staff recommends that the County obtain further information from the applicant
about the site planning and building design of the office,hotel, and restaurant
Referral—Goose Creek Golf Club
15`submission •
•
September 25,2013
Page 3 of 5
uses. This development is very visible from Route 7 and is an important gateway
to the Town.
3. Recreation. A pedestrian trail is shown on the concept plan which links the non-
. residential component of the plan with the residential area. This trail is proposed
to link to an existing trail on Russell Branch Parkway. Staff recommends that the
applicant commit to construction of this trail through proffers.
4. Signage. The location of the proposed restaurant and hotel is relatively remote
from Route 7 in terms of direct access. Staff wishes to note for the applicant that
off-site signage is not permitted through the Leesburg Zoning Ordinance. Should
this application be approved,the applicant should not.expect,the Town approve a
request for off-site directional.signage for these uses.
Utilities
1. Utility Service.The Town Plan and County Revised General Plan state that
properties in the JLMA will be served by the Town. The Town has plant capacity
for sewer and water service to this site. However,the proposal does not identify
how public utility service will be provided. Staff has met with the applicant and
representative of the Tuscarora Crossing proposal and the Village at Leesburg,
Landbay C developments to discuss service alternatives to this area. A single
pump station is recommended to serve all these properties and logically it would
be located on this property. The landowner for the Village at Leesburg, Landbay
C property has developed plans for a pump station on that property and the design
capacity of the pump station does not include the subject property. To date, staff
is not aware that a coordinated approach has been agreed to between these
property owners. Consequently, there is no sewer outfall currently for this
project.
2. Utility Agreement.Plans for the extension of sewer and water to this site must be
endorsed by the Town Council.
•
Public Works-Transportation
1. Cochran Mill Road/Russell Branch Parkway. The site is proposed to be served by the
extension of Russell Branch Parkway which transitions into existing Cochran Mill
Road. The concept plan shows a full section of this road across the frontage of the
property and the Statement of Justification states that this section will be"completed
by others". The applicant should dedicate the ROW and any temporary/permanent
easements for the future alignment of the RBP extension to the limits of the subject
................
Referral—Goose Creek Golf Club
1st submission
September 25,2013
Page 4 of 5
property. The applicant should provide more information about how this road will be
provided and explain what is meant by"completed by others"when the access to the
residential development is dependent on this road.
2. Level of Service. The Traffic Impact Study was analyzed by staff using Synchro 7
Software to look at each of the intersections in the development and determine the
Levels of Service. Three intersections did not meet the Town's Design, and
Construction Standards Manual requirement for a minimum LOS "C"at project
build-out. The applicant needs to provide phased improvements to maintain the
required LOS for the following Town—maintained intersections:
a. Route 7 westbound on—ramp and River Creek Parkway
b. Russell Branch Parkway and Crosstrial Boulevard
c. Golf Club Road and Russell Brarich•Parkway SE
Plan Review
1. Stormwater. The applicant should provide information about how stormwater
will drain from the site to ensure that the new stormwater management regulations
can be met. Additional notes and conceptual design calculations should be
provided for water quality and quantity. Verification should be provided to assure
that the size of the planned facilities is sufficient.
2. Phasing Plan. The applicant should provide further information about
development phasing for this project. Information about infrastructure phasing as
it relates to the proposed development should also be provided.
3. Limestone Overlay. The applicant should show the Limestone Overlay District
on Sheet 2.
4. Bridge. Improvements to the bridge at Tuscarora Creek and Cochran Mill Road
are currently in the design phase at VDOT. The design is for a 10 year storm. To
assure continued access to the residential portion of this project, the bridge should
be designed to meet a 100 year storm. This is essential to assure emergency
services. Staff recommends that the applicant discuss this issue with VDOT.
Thank you for your consideration of these comments. Please do not hesitate to contact me
should you have questions about the Town's comments.
Sincerely,
)444,.>
Susan Berry Hill, AICP
Attachments:
1. Public Works—Transportation, Calving Grow,Transportation Engineer
2. Plan Review—Dennis Dames, Senior Project Manager/Section Chief
3.Utilities—Aref Etemadi,Deputy Director
•
Referral—Goose Creek Golf Club
15`submission
September 25,2013
Page 5 of 5
Cc: Town Council
Town Planning Commission
John Wells,Town Manager
Scott Parker,Assistant Town Manager
Aref Etemadi,Deputy Director,Utilities
Dennis Dames, Section Chief,Plan Review
Calvin Grow,Transportation Engineer,Public Works
Bill Ference, Parks and Public Space Planner,Parks and Recreation
Marantha Edwards, Director,Economic Development
,, ,i,,,i,,t.,
,,31.
Tfie Town of£eesourg ,
INTEROFFICE MEMORANDUM
DEPARTMENT OF PUBLIC WORKS
TO: Susan Berry Hill,Director of Planning&Zoning
FROM: Calvin K. Grow,P.E.,Transportation Engineer C4.
DATE: September 6,2013
•
RE: Goose Creek Golf Course
The following comments are offered by the Department of Public Works Transportation Division
to be incorporated into the Department of Planning&Zoning comments to be addressed by the
applicant,Please advise the applicant to revise the plans in accordance with the comments below
and resubmit,
The Applicant submitted a Traffic Impact Study(TIS)dated July 19,2013,that analyzed the traffic !
impacts of the development proposal on the existing roadway network.The existing roadway
network, intersection controls,and traffic volumes discussed in the TIS were entered into Synchro 7
Software to each of the study area intersections in order to determine intersection,approach,and
individual movement Levels of Service(LOS),The analysis provided in the TIS identified three (3)
study area intersections with LOS deficiencies.
These intersections did not meet the Town's DCSM requirements of LOS"C"at project build-out.
Therefore,the Applicant needs to provide recommended phased improvements to maintain the
required LOS for the following Town maintained intersections:
1, Route 7 westbound on-ramp&River Creek Parkway
2, Russell Branch Parkway and Crosstrail Boulevard
3. Golf Club Road and Russell Branch Parkway SE
cc: Charles A, Mumaw,P.E.,Deputy Director of Public Works
197 re,10
1,01, k!')
The Town of Leesburg
INTEROFFICE MEMORANDUM ="-=
DEPARTMENT OF PLAN REVIEW BY
TO: SUSAN BERRY-HILL DATE: September 16,2013
DEPT,OF PLANNING AND
ZONING
FROM: DENNIS B.DARNES,P.E. OI 12 RE: TLCR-2013-0002
SENIOR PROJECT MANAGER/ GOOSE CREEK CLUB ZIVIAP-
SECTION CHIEF 2013-0005,SPEX-2013-0017-
DEPT.OF PLAN REVIEW 0019
FIRST SUBMISSION
REFERRAL COMMENTS
Recommendation::
The Department of Plan Review (DPR) recommends that the above listed county referral be
revised to address the following teview comments prior to any action on the application.
Information received by DPR on August 8,2013:
1. Referral Memorandum/Email 08.08-2013
2. Loudoun County Referral Memorandum 07-31-2013
3. ZMAP and SPEX Plat 06-24-2013
4. Statement of Justifiention 07-19-2013
5. TIS/Traffic Checklist 07-19-2013
Analysis and Conclluslons;
The Department of Plan Review has completed a referral review of the Zoning Map Amendment
application forwarded. The'following comments are offered for your consideration.
Zonint;Man Amendment Issues:
Concept Plan:
I. Provide a conceptual utilities layout plan to show how Leesburg's water and sanitary
sewer will be looped through this overall development and to show how stormwater will
drain from the site(s)to ensure that the new stormwater management regulations can be
met for this development. Provide additional notes and conceptual design calculations to
demonstrate how both water quality and water quantity requirements will be met under
the new stormwater regulations and to verify the size of the facilities shown are adequate.
(It should also be noted that the Town of Leesburg's rainfall intensities have been
verified to be higher than average Loudoun County accepted values. Therefore, the
Town of Leesburg intensity values should be used in all storm and stormwater
management design calculations for this development.)
2. Update the ZMAP to include a Phasing Plan for the proposed development. Specifically,
address phasing of the project as it relates to providing required supporting infrastructure.
3. Show the location of the Limestone Overlay District in proximity to this site. (Slit.2).
4. The ZMAP currently shows a section of Cochran Mill Road/Russell Branch Parkway
across the frontage of the property to be completed "by others". This VDOT project
currently proposes to construct a bridge which is capable of passing the 10-yr.storm flow
only. The applicant is proposing to add residential uses to the subject property which is
currently a commercial use. From an access standpoint,the applicant should be required
to upgrade the bridge(and thus the roadway)to be able to pass the 100-yr.storm in order
to provide access for emergency services,etc. for the benefit of the new residents.
5. The applicant shall either dedicate or reserve the ROW and any temporary/permanent
easements for the future alignment of the Russell Branch Parkway Extension to the limits
of the property with this ZMAP. Coordinate ROW alignment and requirements with •
VDOT and Loudoun County.
Dennis B.Dames,P.E.
Department of Plan Review
•
Cc: Scott Parker,AIA,Assistant Town Manager
William R.Ackman,Jr.,P.E.Department of Plan Review
Tom Mason,P.E.,Department of Public Works
Calvin Grow,P.E.,Department of Public Works
Aref Etemadi,Department of Utilities
Chris Murphy,Zoning Administrator
J:\Documents\TLCR\TLCR-20131TLCR-2013-0002 Goose Creek Club\Correspondeneffirst Sub\DPR\TLCR-2013-
0002.1 finat.dbd.doc
144/tC.
i\ Yo
0{I
The Town of Leesburg
INTEROFFICE MEMORANDUM
DEPARTMENT OF UTILITIES
To: Susan Berry Hill,Director,Planning and Zoning
From: "1E Aref Etemadi,Deputy Director of Utilities
Date: August 19,2013
Subject: Goose Creek Club-ZMAP 2013-0005
SPEX 2013-0017
SPEX2013-0018
SPEX 2013-0019
1st Submission
Please forward the following comments to the applicant:
1. These plans do not depict how this site will be supplied with water and sanitary sewer
system. I am assuming that Town will be the provider.
2. The extension of Town utilities must be endorsed by town council.
3. There is currently no planned sewer outfall for this project nor is there available capacity
in the receiving sewage pump station'proposed by Arcadia development in Land Bay"C"
of Village at Leesburg. In a meeting held in town office several months ago with all
parties benefiting from this proposed station we informed everyone that they need to
work hand in hand with Arcadia to redesign this pumps station for everyone's benefit.As
of the date of this review I am not aware of such attempts on the side of other property
owners.Therefore this project does not have a sewer outfall at this time.
•