HomeMy Public PortalAbout2013_M040 LC Referral ZMAP 2012-0011 Tuscarora Crossing 3rd Submission COUNCIL MEETING September 24, 2013
MOTION 2013-040
I move that Council endorse the draft referral letter from staff dated September 25, 2014
for ZMAP 2012-0011, Tuscarora Crossing, 3' Submission, as presented at the work
session on September 23, 2013 and forward the referral letter to County staff.
1 I Pagc
Town of
P Department of Planning& Zoning
Virginia .
25 West Market Street 20176■703-771-2765■Fax:703-771-2724 r www.leesburgva.gov
•
September 25, 2013 •
Evan Harlow, Project Manager
Loudoun County Department of Planning •
•1 Harrison Street, SE
P.O. Box 7000
Leesburg,VA 20177 .
RE: Referral Request,for ZMAP 2012-0011,Tuscarora Crossing, 3rd Submission
Dear Mr. Harlow:
Thank you for the opportunity to provide third submission referral comments on the captioned application.
Town staff has reviewed the submission and individual referral comments have been provided by the
Departments of Utilities, Plan Review, Public Works,Economic Development,Airport Manager,and Planning
and Zoning.
.Referral comments are based on the revised Statement of Justification, the second applicant response letter,the
Draft Proffer Statement as revised, and the revised plat all of which were dated August 16,2013.
Background:
The applicant,Hunter Lee Center LLC,has revised the application to rezone 250 acres from PD-GI (Planned
Development General Industrial)to PD-H3,(changed from PD-H4 -Planned Development Housing which was
proposed with the first submission) to be administered as R-8.-The applicant has reduced the number of
residential units with each submission from 797 to 720 and now to 577 with the third submission(312 single
family detached and 265 single family attached units). The 2nd submission added 23,000 square feet of
commercial uses in Land Bay 5 to be administered as Planned Development-Commercial Center-
Neighborhood Center(PD-CC-NC). The 3rd submission has changed the location of the proposed elementary
school and residential units from Landbay 3 to Landbays 4 and 2 respectively and Landbay 3 is now proposed
to be industrial use(Planned Development—Industrial District).
The property is located between the existing Kincaid Forest subdivision and the Villages at Leesburg. The
Town's wastewater treatment plant exists to the north;Tuscarora Creek bounds the site on the east; and the
Luck Stone Quarry exists to the south. The property is identified as PIN 191-20-4939 and PIN 150-46-5420
and is within the Leesburg Joint Land Management Area (JLMA). Although the property has been zoned PD-
GI(Planned Development General Industrial)for many years,no development has been initiated under this
approved plan. •
The future alignment of the Crosstrail Boulevard extension bisects this property and will serve as the primary
access:The property is also bisected by the W&OD Trail,and the County's Quarry Overlay District covers
most of the area. This overlay requires that residential properties receive notice of the proximity of the quarry
operations within sale documents and other promotional materials. The Town's airport overlay also covers a
Hometown of the 21st Century
Referral Letter
Tuscarora Crossing—3`d Submission
September 25,2013
portion of this property and would require a similar notification to potential purchasers of
units in the development.
Town staff offers the following consolidated comments. Recommendations regarding the
third submission are provided in bold italics.
Town Plan -Land Use As noted in the referral comments for the first submission, the
Town Plan designates this property for Community Office (Land Bays 1 and 2) and
Community Office/Light Industrial (Land Bays 3, 4,and 5). The intent of these land uses
is to "provide for the diverse employment needs of the Town"and to "provide some of
the retail and personal service needs of the employees and customers of the primary use
for daily needs" (Town Plan). In addition,the purpose of the office/light industrial
designation is to acknowledge that some light industrial uses are compatible with office
uses. Some of these office/light industrial uses may also be compatible with residential
use.
The Town Plan(page 6-31) describes the light industrial uses as those that could include
any one or combination of activities related to"manufacturing processing, assembling,
fabrications,treatment,packaging, storage, sales,research and development,and
distribution of materials".Light industrial uses typically involve manufacture and/or
assembly of previously prepared materials as opposed to use of raw materials and
production and distribution of materials in bulk. The Town Plan also describes light
industrial use as those that do not produce negative impacts to the environment such as
excessive fumes, odors, noise,or other environmental nuisances. Some office and light
industrial uses that meet this definition may be located,with appropriate buffering,
adjacent to residential use. Those office and light industrial uses which have higher
impacts will need more buffering and require physical separation from residential uses.
Therefore,the type of office and light industrial use proposed, site planning, and
buffering treatments will together, determine whether a light industrial/office land use
proposal is appropriate to be located adjacent to residential uses.
Staff notes that Chapter 6 of the Town Plan specifies 8 key land use objectives which
guide the land use policy direction. The one that applies most critically in this
application states that the town should "maintain land supply for employment". A
number of Plan objectives point to the need to preserve employment uses so that:
• the Town continues to make progress on a good jobs to housing balance with
creation of jobs that match the occupational needs of the Town's residents
(Objective 2a and 2b, Chapter 8);
• The Town moves toward its goal of having a balanced tax base with a majority of
tax revenue coming from business as opposed to residential uses.
The Town has a limited amount of property in the corporate limits and the JLMA which
is designated for business use. The rezoning of 250 acres to residential use will diminish
the Town's ability to achieve these economic and conununity development goals.
2
Referral Letter
Tuscarora Crossing—3`d Submission
September 25,2013
• Further,the existing locations of the sewage treatment plant, the rock quarry, and the
overhead utility lines were all factors in designating the subject property for office and
light industrial uses.
To address the County's land use designation of Business and the Town's land use
designation of Community Office/Light Industrial, the applicant has proposed to add
23,000 square feet of commercial uses in Land Bay 5. If the proposed area were to be
approved for residential uses, as opposed to employment uses, the proposal to add 23,000
square feet of neighborhood commercial use might be a step in the right direction to •
provide for neighborhood services that are needed for daily shopping needs of residents.
However, Town staff maintains that the Town Plan designation for employment uses
continues to be appropriate for this location. The town's Economic Development staff
frequently receives inquiries for land availability for light industrial uses. There is interest
for zoning that permits businesses that employ some aspect of parts assembly,product
distribution, or fabrication. In many instances, these businesses have low traffic,
environmental, or compatibility impacts. However, they do not fit within a typical retail •
zoning district. Unfortunately there is not a sufficient amount of property within the
Town for such uses. The subject property is suitable for such light industrial uses.
Further,with proper site planning and buffering, such uses could be developed without
negatively impacting the Kincaid Forest residential area to the west.
With the 3r`i submission, the applicant has proposed to move the proposed elementary
school site from Landbay 3, on the east side of Crosstrail, to Landbay 4, on the west
side of Crosstrail. Landbay 3, which is 41 acres, is now proposed for industrial
development. To facilitate this change, the total unit count has decreased from 720 to
577 units. The two landbays that are east of Crosstrail are now non-residential uses
and staff supports these changes because these land uses are now more compatible
with the existing and planned industrial use southeast of this proposal. The proposed
residential use for the remainder of the property is still inconsistent with the Town
Plan policy for employment uses. Staff continues to urge the applicant to designate
more of Landbay 1 adjacent to the Tuscarora Creek for non-residential uses such as a
low intensity light industrial use and/or office use.A thoughtful site design could
transition from Kincaid Forest through the use of open space and well-conceived
buffer designs to employment uses for the remainder of Landbay 1.
Town Plan--Transportation
1. Crosstrail Boulevard- The Town Plan and the Countywide Transportation Plan both
show Crosstrail Boulevard bisecting the subject property in the general alignment as
depicted on the applicant's Concept Development Plan. The road is designated as a
major arterial in 120 feet of right-of-way with an ultimate condition of 6 lanes.
The applicant has proffered 2 lanes of Crosstrail. The Applicant's rationale is that the
proposed use will generate fewer trips than the current industrial zoning and therefore
3
•
• Referral Letter -
Tuscarora Crossing—3'd Submission
September 25,2013
this proposal should only be responsible for two lanes. The proffers state that 2 lanes of
Crosstrail will be constructed prior to the issuance of the 289th residential occupancy
permit.
Crosstrail Boulevard is the only access to this site planned by the applicant and staff
recommends that the applicant proffer to improve Crosstrail to a 4-lane section from the
existing terminus at Russell Brand Parkway to the western property boundary. This
improvement is anticipated in the Town Plan and the Countywide Transportation Plan as
an interim condition. This remains an outstanding issue.
The applicant's proposal still does not specify enough detail regarding how the phasing
of road construction to the site will be provided as development of the residential
property proceeds. The commitment to provide 2 lanes prior to issuance of the 289th
occupancy permit does not explain how access will be phased up to the 289th unit.
Access will come from Russell Branch Parkway. More information is requested to
explain the phasing of the road and lane improvements that are needed at the intersections
of Crosstrail Boulevard and Russell Branch Parkway to maintain Level of Service "C".
This remains an outstanding issue. The proffers are also not clear about how the
bridge and W&OD crossing will be accomplished.
2. Trailview and Keystone- The Countywide Transportation Plan shows an extension of
Trailview Boulevard in the County connecting from the east to Crosstrail Boulevard as
planned through the subject property. The Roadway Network Policy Map in the Town
Plan further extends Trailview Boulevard from this point through the subject property
connecting to planned Keystone Drive, which is also planned to connect to Russell
Branch Parkway. This road network was planned in conjunction with the laud use in the
JLMA area which depicts office and industrial uses.
Trailview is designated as a major arterial and planned as a four-lane facility with
acceleration and deceleration lanes within 120 feet of right-of-way. Keystone Drive is
designated as a through collector and planned as a four-lane undivided facility with
acceleration and deceleration lanes within 90 feet of right-of-way.
The applicant's response letter states that the subject proposal does not include Trailview
Boulevard or Keystone Drive citing the rationale the residential development of the
subject property does not warrant the construction of Trailview or Keystone. As such, the
Traffic Impact Analysis (TIA) shows a reduction in trips based on the proposed
residential uses versus the trip generation with the PDGI uses. Staff is not supportive of
the proposed land use based on guidance from the Town Plan. Further,Keystone and
Trailview connections will likely be needed to provide a regional road network that will
ultimately provide alternative routes to relieve congestion on East Market Street. Recent
traffic counts on East Market Street indicate that a regional network to manage traffic
will be necessary. The Keystone and Trailview connections will help disperse traffic in
the area to address this congestion. The TIA should be revised to include scenarios with
Trailview and Keystone to assess the area-wide transportation network before any
4
Referral Letter
Tuscarora Crossing—3rd Submission
. September 25,2013
decision is made to delete these road segments. This remains an outstanding issue.A
traffic study would have to be produced in order to justify eliminating Trailview from
the Town Plan. VDOT would need to review this as well.A traffic study would have to
evaluate the number of vehicles that would have used the extension and where those
vehicles would go if the road was eliminated.It is possible that eliminating this road
would increase the trips on Route 7/East Market Street to the extent that additional
lanes would be needed on Route 7. Town staff has requested this traffic study
throughout the review of this application. It is not prudent for the Town to eliminate
this road without a study and it should be the developer's responsibility to provide this
study, not the taxpayers at a later date.
Utilities
The Town Plan states that utilities will be provided by the Town to properties in the
JLMA and that if utilities are extended into the JLMA the Town anticipates that the
property will be annexed into the Town(see Town Plan,Chapter 6,and Objective 10).
The Town's Sewer and Water Master Plan explains capacity considerations and outlines
how utility systems should be provided in the JLMA. One third of the subject property
is located west of the W&OD trail and this is in the Sycolin Pressure Zone (SPZ)for
water service and the Lower Sycolin Sewer Shed(LSS) for sewer service.
The remaining two thirds of the property east of the W&OD trail are in the Main Pressure
Zone (MPZ) for water service. The sewer service is divided into three separate sewer
sheds. A portion drains northwest toward Tavistock sewer outfall,the southeastern
portion drains toward the LSS and the northeast portion drains toward the Lower
Tuscarora creek sewer which currently does not exist, and may never be constructed.
Second submission comments include the following:
1. The 2nd submission plan is substantially different from the first submission given
the inclusion of an elementary school site on Land Bay 4 and a commercial site
on Land Bay 5, both of which are located on the east side of Crosstrail Boulevard.
Open space was shown with the first submission for Land Bay 4 and residential
use for Land Bay 5. This land use change will affect the utility planning for the
site. The applicant must demonstrate how water.and sewer will be provided to
these Land Bays.
The proffers state that the applicant will pay for the cost of providing water and
sewer to the site. However, there is still no detail provided for how the site will
be served. The applicant should depict how each of the land bays will be served
with water service. Water loops should be accomplished for service reliability
and safety. Provision of one connection point to the water system will not satisfy
this requirement. Utility system design at this stage of development needs to
provide reasonable assurance to the Town that the applicant has a workable
5
Referral Letter
Tuscarora Crossing--3`d Submission
September 25,2013
•
plan for utility service. The Town still has no such assurance with this third
submission.
2. The Applicant needs to select the locations of water and sanitary sewer casing
pipes which are needed to be placed under Crosstrail Boulevard for their utility
service. The installation of these casings must be coordinated with the county so
that these pipes are incorporated as part of the plans being prepared by Dewberry
• for Crosstrail Boulevard. The applicant must also commit to reimbursement of the
costs to the county and staff recommends that the applicant proffer to such
• commitment. (See Attachment).
This property has two different water pressure zones and these zones cannot be
mixed and interconnected. A sketch was provided to assist the applicant with
the previous set of comments. This comment has not been adequately addressed
with the third submission.
3. The preliminary sanitary sewer outfall analysis exhibit provided with this
application does not match the most recent layout on the concept development
plan. This exhibit must be revised to reflect the changes.
The sewer outfall analysis as shown on Sheet 7 of the plan set is acceptable.
4. The Applicant is expected to commit payment of their entire share of pro-rata for
their sewer outfall to Village of Leesburg pump station at the time of issuance for
the first occupancy permit of any building on the development plan. The Town is
cost-sharing with developer and must be reimbursed when the first connection is
permitted.
Proffer VIII E states that: "If the Owner utilizes the pump station located at
the Village at Leesburg to the north of the Property,the Owner shall pay the
constructing party ...tire Owner's prorata share of the utilization of such pump
station."Staff notes that Outfall A as depicted on the drawings is the current
option for sewer service in this area. Staff notes that another land development
application has recently been submitted in this sewer service area (ZMAP 2013-
0002, Goose Creek Golf Club). The applicants for Tuscarora Crossing, Goose
Creek and the owner of the Villages at Leesburg, Landbay C are encouraged to
collaborate on a design capacity for a single pump station that can serve all of
these properties.
Annexation
As noted above,Town Plan policy anticipates that the Town will provide utilities to
development in the JLMA and that these properties would be annexed. Given that the
proposed land use is not consistent with the Town Plan,and given outstanding issues
6
Referral Letter
Tuscarora Crossing—3`d Submission
September 25,2013
identified in this referral, the Town Council has chosen not to provide a recommendation •
regarding utilities and annexation with the second submission of this application.
Engineering and Infrastructure This property is located in the JLMA and could be
considered by Town Council for annexation. As such,while staff fully acknowledges
that the application must be reviewed for compliance with county zoning and facilities
standards requirements,town staff must review the application with consideration that
road and stormwater infrastructure could ultimately be the responsibility of the Town.
The following staff comments were made with the first submission and second
submission comments are provided in italics.
1. Update the CDP to depict items noted in section K.2. of the Minimum Submission
Requirements for Zoning Map Amendment Application checklist to include a
"traffic circulation map that illustrates both external and internal traffic ways,
including existing and proposed rights-of-way,travel lanes,major pedestrian and
bike paths and trails, school bus stops/shelters, park and ride lots, and other transit
or multimodal related facilities, and other transportation improvements." The
Concept Development Plan is still deficient in showing all "external and internal
traffic ways, including existing and proposed rights-of-way, travel lanes, major •
pedestrian and bike paths and trails, school bus stops/shelters,park and ride lots,
and other transit or multimodal related facilities, and other transportation
improvements. "
The applicant has responded that this detail is not required. Staff continues to
recommend that such detail be provided with this application to avoid
unnecessary problems at the Construction Drawing/Site Plan phase.
2. Depict the planned extension of Trailview Blvd. to the west from the intersection
with Crosstrail Blvd. across the subject property,to its proposed connection to the
planned location of Keystone Blvd. within the Town's Corporate Limits as shown
on the Countywide Transportation Plan and the Town of Leesburg,Town Plan.
(Sht. 3). Planned roads are still not depicted on the Concept Development Plan.
Note that since this site is included in a potential annexation area for the Town of
Leesburg, all roads shall be constructed to public street standards. The applicant
is currently proposing private road construction without the planned connection
of Trailview Blvd to Keystone Blvd. with this ZMAP.
The applicant continues to maintain that Trailview does not need to be
incorporated into this plan. Please see Transportation Comments of this
comment letter for a full staff response to the applicant.
3. Update the ZMAP to depict items noted in section K.3. of the Minimum
Submission Requirements for Zoning Map Amendment Application checklist to
include an over=lay of"proposed land use items and transportation elements over
the existing conditions information"as stated. Review the intent of the overlay as
7
Referral Letter
Tuscarora Crossing—3`a Submission
September 25,2013
stated in the checklist;"Intended to show the changes in topography, drainage,
water features,trees and vegetation, etc. anticipated as a result of the proposed
development." (Sht. 3). No overlay of the existing topography showing required
• drainage and topographic changes (grading)was provided with this submission.
Staff continues to recommend that such detail be provided with this application
to avoid unnecessary problems at the Construction Drawing/Site Plan phase.
4. Update the ZMAP to depict items noted in section K.4. of the Minimum
Submission Requirements for Zoning Map Amendment Application checklist to
include a"proposed plan for all major sanitary sewer improvements and a means
of providing water service;the approximate location and estimated size of all
proposed stormwater management facilities and a statement as to the type of
facility proposed." Notes(Notes 10, 12 and 15, Sheet 1)currently provided on
the plan do not provide the appropriate level of detail required by the checklist.
Also note that water and sewer services for this area will be provided by the Town
of Leesburg. (Sht. 3). No proposed sanitary sewer or water mains are depicted
on the Concept Development Plan. Also, notes provided on the ZMAP still
indicate that utilities will be provided by Loudoun Water. Correct the notes on
the coversheet to indicate Town of Leesburg will provide utility services for this
site and show the proposed alignment of the necessary water and sewer facilities.
The preliminary sewer and water service map now incorporated into the
proposed plan set does not address how the proposed waterline is to be looped in
order to provide adequate pressure for the overall development and ensure
water quality. See Utility comments.
5. Update the ZMAP to depict items noted in section N. of the Minimum
Submission Requirements for Zoning Map Amendment Application checklist to
include a Phasing Plan for the proposed development. The proposed number of
units will likely not be constructed within a single building season. (Slit. 3). No
phasing plan has been included with the ZMAP submission.
The proffers state that Crosstrail will be constructed prior to the 36151
occupancy permit. Staff continues to recommend more information about the
land development and infrastructure phasing schedule.
6. Update the Vegetative Cover Map to include a legend describing the purpose of
the shading and line types shown. (Sht. 4). No legend or key was provided with
this submission. (Sht. 5).
This comment has been addressed.
7. Explain the labeling of Crosstrail Blvd. as"Rt. 653 Relocated"on the ZMAP.
(Sht. 3). Note that Crosstrail Blvd is a planned "major arterial" roadway and
not a "collector"street as currently represented on the Concept Development
8
Referral Letter
Tuscarora Crossing—3`a Submission
September 25,2013
'Plan. The application does not address the construction phasing of the portions
of Crosstrail Boulevard that this project proposes to construct, including the
bridge over the Tuscarora Creek that will complete Crosstrail Boulevard to
Russell Branch Parkway. This portion of Crosstrail Boulevard is located almost
entirely on the Applicant's property(with only a minor offsite portion at the
Village at Leesburg where all ROW has already been dedicated). The Town of
Leesburg is extremely concerned that if the applicant does not construct all four
lanes, the traffic from this development will be diverted to existing town roads
(which could be problematic) and any missing links would need to be constructed
at the Town of Leesburg's taxpayer expense at a later date should this property
ever be brought into the Town's Corporate Limits. Therefore, staff recommends
that the applicant proffer to design,phase and build a 4-lane section of Crosstrail
including the bridges that complete Crosstrail Boulevard to Russell Branch
Parkway and all required turn lanes along Crosstrail Boulevard. Regarding
phasing, staff recommends that the Applicant design the entire 4 (four) lane
section and build a minimum of 2 (two) lanes as well as the required turn lanes of
Crosstrail Boulevard including all bridges from its'terminus near Russell Branch
Parkway through the entirety of the Applicant's property prior to the issuance of
the 'first"residential occupancy permit. The remaining portion of the 4 (four)
lane section of Crosstrail Boulevard would then need to be constructed(including .
all bridges and associated turn lanes)prior to the issuance of the 54.1s1 (75%)
residential occupancy permit for this development.
As was previously noted, this portion of Crosstrail Boulevard is located almost
entirely on the Applicant's property (with only a minor offsite portion at the
Village at Leesburg where all ROW has already been dedicated) the developer
of Tuscarora Crossing needs to construct all 4 lanes of Crosstrail Boulevard.
The proffer language provided with this submission is unclear as to what
• portions are to be constructed in what order and thus should be clarified. In
addition, all required ROW, and any required Permanent and Temporary
Easements necessary to construct Crosstrail Boulevard should be dedicated
with the first phase of the development.
8. Update the ZMAP to show how access will be provided to the property of the
"United States of America",PIN 150-46-4822 located in the middle of the subject
property. Access via a planned public road is still not shown with this
submission. Access via a public road is still not shown. Staff continues to
recommend that such detail be provided with this application to avoid
unnecessary problems at the Construction Drawing/Site Plan phase.
9. Show proposed roads and lot layouts with conceptual grading tied into existing
Loudoun County topography. Complete roadway layouts and conceptual grading
not included with this submission. Staff continues to recommend that such detail
• be provided with this application to avoid unnecessary problems at the
Construction Drawing/Site Plan phase.
9
Referral Letter
Tuscarora Crossing—3rd Submission
September 25,2013
10. Provide a conceptual utilities layout plan to show how stormwater will drain from
this site;the location of proposed water and sanitary sewer lines; any future pump
stations, etc. that may be required. No drainage plans included with this
submission. Conceptual utilities plan is still not provided.Also see Utilities
comments.
11. Provide additional notes and/or design calculations to demonstrate how both
water quality and water quantity requirements will be met under the new
stormwater regulations. No information regarding stormwater management/BMP
was provided with this submission. Staff continues to recommend that such
detail be provided with this application to avoid unnecessary problems at the
Construction Drawing/Site Plan phase.
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,
Susan Berry Hill,AICP
Attachments
I.Transportation referral—Calvin Grow, Transportation Engineer, Dept. of Public Works
2. Utilities referral--Aref Etemadi,Deputy Director, Utility Dept.
3. Engineering referral—Dennis Dames, Section Chief,Dept. of Plan Review
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
Marantha Edwards, Director, Economic Development
Scott Coffman,Airport Manager
•
10
o 0
L�ROIN�P
die Town of Leesburg
INTEROFFICE MEMORANDUM
DEPARTMENT OF UTILITIES
To: Susan Berry Hill, Director, Planning and Zoning
From: ASE Aref Etemadi, Deputy Director of Utilities
Date: September 12, 2013
Subject: TLCR-2012-0006 Tuscarora Crossing
TLCI-2012-0006
3rd Submission
Please forward the following comments to the applicant:
1. Depict the way that the land bays will be served with water service. Show reasonable
loops to be accomplished for service reliability and safety. Providing one connection
point to the water system will not satisfy this requirement. We are not expecting a
complete design at this time. Just a reasonable depiction of adequate service to be refined
later with the construction drawings.
2. This submission depicts only one water line connection to serve the entire project. Please
note that this property is located in two different water pressure zones and services must
hence be provided as such and the zones cannot be mixed and interconnected. Under
previous submission I had provided a sketch identifying these zones.
3. Proffer VIII. F stares"If the owner " Please note that for outfall A depicted on the
drawings there is no other option for sewer outfall.
64
P/RCiAhP SEP 17 1013
The Town of Leesburg
INTEROFFICE MEMORANDUM By
DEPARTMENT OF PLAN REVIEW
TO: SUSAN BERRY-HILL DATE: SEPTEMBER 13, 2013
DEPT.OF PLANNING AND
ZONING
FROM: DENNIS B. DARNES, P.E. RE: TLCR-2012-0006
SENIOR PROJECT MANAGE TUSCARORA CROSSING
SECTION CHIEF ZMAP THIRD SUBMISSION
DEPT. OF PLAN REVIEW REFERRAL COMMENTS
Recommendation:
The Department of Plan Review (DPR) recommends that the above listed county referral be
revised to address the following review comments prior to any action on the application.
Information received by DPR on September 5,2013:
1. Referral Memorandum 09-05-2013
2. Loudoun County Referral Memorandum 08-21-2013
3. Zoning Map Amendment 08-16-2013
4. Comment Response Letter 08-16-2013
5. Revised Proffer Statement 08-16-2013
6. Revised Statement of Justification 08-16-2013
Analysis and Conclusions:
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.
Zoning Man Amendment Issues:
Concept Plan:
1.(1) Update the ZMAP to depict items noted in section K.2. of the Minimum Submission
Requirements for Zoning Map Amendment Application checklist to include a "traffic
circulation map that illustrates both external and internal traffic ways, including existing
and proposed rights-of-way, travel lanes, major pedestrian and bike paths and trails,
school bus stops/shelters, park and ride lots, and other transit or multimodal related
facilities, and other transportation improvements." Concept Development Plan still
deficient in showing all "external and internal traffic ways, including existing and
proposed rights-of--wary, travel lanes, major pedestrian and bike paths and trails, school
bus stops/shelters, park and ride lots, and other transit or multimodal related facilities,
and other transportation improvements." hi order to avoid problems in the
Construction Drawing/Site Plan phase of this development, staff continues to request
that this level of detail be included on the Concept Development Plan.
2.(2) Depict the planned extension of TraiIview Blvd. to the west from the intersection with
Crosstrail Blvd. across the subject property, to its proposed connection to the planned
location of Keystone Blvd. within the Town's Corporate Limits as shown on the
Countywide Transportation Plan and the Town of Leesburg, Town Plan. (Sht. 3).
Planned roads still not depicted on the Concept Development Plan. Note that since this
site is included in a potential annexation area for the Town of Leesburg, all roads shall
be constructed to public street standards. The applicant is currently proposing private
road construction without the planned connection of Trailview Blvd. to Keystone Blvd
with this ZMAP. Staff continues to request that Trailview Blvd. be shown on the
Concept Development Plan. This link is still included on the Countywide
Transportation Map and shall be accommodated through the subject property. This
roadway is to be constructed to a public street standard as was noted in previous
comments. (Sht. 3).
3.(3) Update the ZMAP to depict items noted in section K.3. of the Minimum Submission
Requirements for Zoning Map Amendment Application checklist to include an overlay of
"proposed land use items and transportation elements over the existing conditions
information" as stated. Review the intent of the overlay as stated in the checklist;
"Intended to show the changes in topography, drainage, water features, trees and
vegetation, etc. anticipated as a result of the proposed development." (Sht. 3). No
overlay of the existing topography showing required drainage and topographic changes
(grading) was provided with this submission. In order to avoid problems in the
Construction Drawing/Site Plan phase of this development, staff continues to request
that this level of detail be included on the Concept Development Plan.
4.(4) Update the ZMAP to depict items noted in section K.4. of the Minimum Submission
Requirements for Zoning Map Amendment Application checklist to include a "proposed
plan for all major sanitary sewer improvements and a means of providing water service;
the approximate location and estimated size of all proposed stormwater management
facilities and a statement as to the type of facility proposed." Notes(Notes 10, 12 and 15,
Sheet 1) currently provided on the plan do not provide the appropriate level of detail
required by the checklist. Also note that water and sewer services for this area will be
provided by the Town of Leesburg. (Sht. 3). No proposed sanitary sewer or waterntains
are depicted on the Concept Development Plan. Also, notes provided on the ZMAP still
indicate that utilities will be provided by Loudoun Water. Correct the notes on the
cove sheet to indicate Town of Leesburg will provide utility services for this site and
show the proposed alignment of the necessary water and sewer facilities. The
preliminary Sewer and Water Service Map now incorporated into the ZMAP does not
address how the proposed waterline is to be looped in order to provide adequate
pressure for the overall development and ensure water quality.
5.(5) Update the ZMAP to depict items noted in section N. of the Minimum Submission
Requirements for Zoning Map Amendment Application checklist to include a Phasing
Plan for the proposed development. The proposed number of units will likely not be
constructed within a single building season. (Sht. 3). No phasing plan has been included
with the ZMAP submission. No phasing plan addressing infrastructure elements which
are necessary to support the overall development(including phases) has been included
with the ZMAP submission.
6.(7) Explain the labeling of Crosstrail Blvd. as "Rt. 653 Relocated" on the ZMAP, (Slit. 3).
Note that Crosstrail Blvd is a planned "major arterial"roadway and not a "collector"
street as currently represented on the Concept Development Plan. Also, who builds the
bridges that complete Crosstrail Boulevard to Russell Branch Parkway needs to be
clarified to state: "The Applicant shall design the entire 4 lane section and build a
minimum of two lanes as well as the required turn lanes of Crosstrail Boulevard
including all bridges from its' terminus near Russell Branch Parkway through the
entirety of the Applicant's property prior to the issuance of the first residential zoning
permit. The remaining portion of the 4-lane section of Crosstrail Boulevard shall be
constructed(including all bridges and associated turn lanes)prior to the issuance of the
541' (75%) residential zoning permit for this development. As this portion of Crosstrail
Boulevard is located almost entirely on the Applicant's property (with only a minor
offsite portion at the Village at Leesburg where all ROW has already been dedicated)the
developer of Tuscarora Crossing needs to construct all 4 lanes of Crosstrail Boulevard
as noted above. Otherwise the Town of Leesburg would be required to construct any
missing links at taxpayer expense at a later date should this property ever be brought into
the Town's Corporate Limits." As was previously noted, this portion of Crosstrail
Boulevard is located almost entirely on the Applicant's property (with only a minor
offsite portion at the Village at Leesburg where all ROW has already been dedicated)
the developer of Tuscarora Crossing needs to construct all 4 lanes of Crosstrail
Boulevard. The proffer language provided with this submission is unclear as to what
portions are to be constructed in what order and thus should be clarified. In addition,
all required ROW, and any required Permanent and Temporary Easements necessary
to construct Crosstrail Boulevard should be dedicated with the first phase of the
development.
7.(8) Update the ZMAP to show how access will be provided to the property of the "United
States of America", PIN 150-46-4822 located in the middle of the subject property.
Access via a planned public road is still not shown with this submission. Access to the
site via a public road still not addressed with this submission.
8.(10) Show proposed roads and lot layouts with conceptual grading tied into existing Loudoun
County topography. Complete roadway layouts and conceptual grading not included
with this submission. In order to avoid problems in the Construction Drawing/Site Plan
phase of this development,staff continues to request that this level of detail be included
on the Concept Development Plan.
9.(11) Provide a conceptual utilities layout plan to show how stormwater will drain from this
site; the location of proposed water and sanitary sewer lines; any future pump stations,
etc. that may be required. No drainage plans included with this submission. In order to
avoid problems in the Construction Drawing/Site Plan phase of this development, staff
continues to request that this level of detail be included on the Concept Development
Plan.
10.(12) Provide additional notes and/or design calculations to demonstrate how both water
quality and water quantity requirements will be met under the new stormwater
regulations. No information regarding stormwater management/BMP was provided with
this submission. In order to avoid problems in the Construction Drawing/Site Plan
phase of this development,staff continues to request that this level of detail be included
on the Concept Development Plan.
ow ilk
rI►' AIM
Dennis B.Dames,P.E.
Senior Project Manager/Section Chief
(#) Indicates comment number outstanding from the DPR comment letter dated March 29, 2013.
Comment information from second submission is shown in italics. Most recent comment
information for the latest submission is shown in bold italics.
(N) Indicates new comment based on either new, or revised information provided with this
submission.
DCSM=Design and Construction Standards Manual
SLDR=Subdivision and Land Development Regulations
Z.O.=Zoning Ordinance
Cc: William R.Ackman,Jr.,P.E.,Director of Plan Review
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0006.3final.dbd.doc