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HomeMy Public PortalAbout2015_07_28_O013 TLZM 2014-0008 Village at Leesburg Landbay C Removing Property from H-2 Corridor Arch Control Dist The Town of Leesburg, Virginia PRESENTED: July 28, 2015 ORDINANCE NO. 2015-0-013 ADOPTED: July 28, 2015 AN ORDINANCE: APPROVING TLZM 2014-0008 VILLAGE AT LEESBURG, LAND BAY C, TO REMOVE THE PROPERTY FROM THE H-2 HISTORIC CORRIDOR ARCHITECTURAL CONTROL DISTRICT AND AMEND THE TLZM-2011-0002 CONCEPT PLAN AND PROFFERS. WHEREAS, a concept plan and proffer amendment application has been filed by Arcadia Communities,LLC,to rezone the property out of the H-2 Historic Corridor Architectural Control District, and to eliminate architectural design requirements depicted on the TLZM 2011-0002 Concept Plan and detailed in the proffers; and WHEREAS, a duly advertised Planning Commission public hearing was held on June 18, 2015; and WHEREAS, at the July 2, 2015 meeting,the Planning Commission recommended approval of this application to the Town Council; and WHEREAS,the Town Council held a duly advertised public hearing on this application on July 28, 2015; and WHEREAS, staff recommended approval; and WHEREAS,the Council has concluded that the approval of the application would be in the public interest and in accordance with sound zoning and planning principles. THEREFORE, ORDAINED by the Council of the Town of Leesburg in Virginia: SECTION 1. The property having the Loudoun County Parcel Identification Number (PIN) 149-17-4430-002, is hereby removed from the H-2 Historic Corridor Architectural Control District; and -2- AN ORDINANCE: APPROVING TLZM 2014-0008 VILLAGE AT LEESBURG, LAND BAY C, TO REMOVE THE PROPERTY FROM THE H-2 HISTORIC CORRIDOR ARCHITECTURAL CONTROL DISTRICT AND AMEND THE TLZM-2011-0002 CONCEPT PLAN AND PROFFERS. SECTION2. The concept plan and proffer amendment, TLZM 2014-0008 Village at Leesburg, Land Bay C,for the property having the Loudoun County Parcel Identification Number(PIN) 149-17-4430-002, is hereby approved subject to the proffers dated July 10, 2015; and, SECTION 3. The property shall be developed in substantial conformance with the concept development plan prepared by Urban last dated May 14,2012; and SECTION 4. Severability. If a court of competent jurisdiction declares any provision of this ordinance invalid,the decision shall not affect the validity,of the ordinance as a whole or any remaining provisions of this ordinance. SECTION 5. This ordinance shall be in effect upon its passage. PASSED this 28th day of July, 2015. ger_ - C .,I • .U-1 stand,Mayor Town of Leesburg A l Clerk of • P:\Ordinances\2015\0728 TLZM 2014-0008 Village at Leesburg.doc PROFFER STATEMENT ARCADIA COMMUNITIES, INC. JUL 2 7 2015 TLZM-2014-0008 .,.: July 10,2015 Pursuant to Va. Code Ann. § 15.2-2303 and § 3.3.16 of the Zoning Ordinance of the Town of Leesburg ("Zoning Ordinance"), and subject to the Leesburg Town Council approving an amendment to the proffer statement (the "Village at Leesburg Proffers") accepted in conjunction with the approval of TLZM-2011-0002 on the property identified as Loudoun County PIN #149- 17-4430-002 (the "Subject Property"), Arcadia Communities, Inc. (the "Owner"), for itself, and its successors and assigns, hereby proffers to the following conditions ("Proffers"). The Subject Property shall be developed in substantial accord with the Village at Leesburg Proffers and the Concept Plan prepared by Urban, Ltd., dated June 2011 and revised through May 14, 2012 (the "Concept Plan"), previously accepted by the Leesburg Town Council, except as modified herein. PROFFERS I. SUBSTANTIAL CONFORMANCE WITH CONCEPT PLAN, USE,AND DEVELOPMENT A. Substantial Conformance. Development of Land Bay C will be in substantial conformance with Sheets 1, 3-16 of the Concept Plan prepared by Urban, dated June 2011 and revised through May 14, 2012, which is attached hereto and made a part hereof as Exhibit A. Reasonable allowances shall be made for engineering and design alterations to meet Subdivision and Land Development Regulations, Zoning Ordinance Regulations and the Design and Construction Standards Manual ("DCSM") requirements (collectively the "Town Development Regulations"). Land Bay C shall be developed with single-family attached and multi-family uses as shown on the Concept Plan. Uses listed under Zoning Ordinance Section 8.5.3 that require special exception approval shall continue to require special exception approval before they may be developed on Land Bay C of the Project. Occupancy permits will be issued only for units on streets that have been inspected and authorized for opening by the Town of Leesburg (the "Town"). B. Community Design. 1. Site Features. The following design elements will be incorporated in the development of Land Bay C as shown on the Concept Plan: a. Street trees will be planted along Crosstrail Boulevard, Russell Branch Parkway, and Private Streets A-K, in the approximate location and number shown on Sheets 10 and 11 of the Concept Plan. TLZM 2014-0008 July 10, 2015 Page 2 b. Sidewalks will be provided as shown on Sheet 8 of the Concept Plan. All sidewalks will be five (5) feet wide and shall be concrete. Sidewalks will be constructed concurrently with adjacent buildings. c. Pedestrian crosswalks depicted on the Concept Plan shall be constructed consistent with Zoning Ordinance and DCSM requirements. A speed table will be constructed in Private Street J in the location indicated on Sheet 4 of the Concept Plan. d. A landscape/entry feature will be constructed at each of the two vehicular entrances to Land Bay C in the approximate location shown on Sheets 10 and 11 of the Concept Plan and detailed on Sheet 13 detail 3 of the Concept Plan. The landscape/entry feature will be constructed and landscaped prior to issuance of the first occupancy permit for any unit in Land Bay C. e. The central green at the corner of Private Streets J and D will be constructed in the location shown on Sheet 10 of the Concept Plan with the features shown on Sheet 13 detail 1 of the Concept Plan. The central green will be constructed and landscaped prior to issuance of the first occupancy permit for any dwelling unit in Land Bay C. f. Clusters of mailboxes shall be constructed in the approximate locations shown on Sheets 4 and 15 of the Concept Plan consistent with detail 2 of Sheet 14 of the Concept Plan. Mailboxes will be constructed as needed for groups of buildings. g. Consistent with details on Sheet 13 of the Concept Plan, streetlights will be constructed in the locations shown on Sheets 4 and 15 of the Concept Plan. Streetlights will be constructed along with the adjacent street. h. Consistent with Detail 5 depicted on Sheet 12 of the Concept Plan, electrical transformers and similar utility pedestals will be screened with vegetation. i. Prior to the occupancy of the first unit in Land Bay C, Applicant shall install traffic signal loop detectors at the 2 entrances to Land Bay C from Russell Branch Parkway and recalibrate the signals to control traffic on Land Bay C. Any improved disturbed areas, such as curbing or asphalt, shall be repaired or restored to like kind condition. j. Four garden walls, similar to the conceptual illustration shown in Figure 16 on Sheet 21 of the Concept Plan, will be constructed at buildings A, B, D, and E at the ends of the building adjacent to streets C and G to screen parking. TLZM 2014-0008 July 10, 2015 Page 3 C. Building Design. 1. Townhouse Dwellings: Shall be subject to the following conditions a. The final design of townhouse dwellings shall be in substantial conformance with the conceptual Townhouse Building Elevations dated June 2015, and attached to these proffers as Exhibit B. b. Any elevation facing Russell Branch Parkway will be constructed using double pane windows with a minimum manufacturer's published Sound Transmission Class (STC) rating of 25 or Outside-Inside Transmission Class (OITC)rating of 22. c. Any exterior mounted electric or gas meter gangs shall be screened with fencing or landscaping. d. Energy Conservation. All new dwelling units shall be designed and constructed as ENERGY STAR® qualified homes. The major features of an ENERGY STAR home include: Effective Insulation, High Performance Windows, Tight Construction and Ducts, Efficient Heating and Cooling Equipment, Efficient Products (may include but are not limited to: refrigerator, stove and dishwasher) and Third Party Verification (Home Energy Rater). Prior to issuance of the Residential use Permit(RUP) for each dwelling unit, documentation shall be submitted to the Town from a home energy rater certified through the Residential Energy Services network (RESNET) program that demonstrates that the dwelling unit has attained the ENERGY STAR for homes certification, as described in these conditions e. All 24-foot wide townhouse dwellings shall include parapet dividers at the roof level. One-third (1/3) of the 24-foot wide townhouse dwellings in each row of townhouse dwellings shall include a feature that projects into the roof line such as the bay windows or dormers shown in the Townhouse Building Elevations referenced in Proffer C.l.a. 2. Two-over-Two (Stacked Townhouses): Shall be subject to the following conditions a. The final design of two-over-twos dwellings shall be in substantial conformance with the conceptual Multifamily Building Elevations dated June 2015, and attached to these proffers as Exhibit B. b. Any elevation facing Russell Branch Parkway will be constructed using double pane windows with a minimum manufacturer's published Sound Transmission Class (STC) rating of 25 or Outside-Inside Transmission Class (OITC) rating of 22. c. Any exterior mounted electric or gas meter gangs shall be screened with fencing or landscaping. d. Sprinkler equipment on multifamily buildings will be screened within a mechanical room. TLZM 2014-0008 July 10, 2015 Page 4 e. Energy Conservation. All new dwelling units shall be designed and constructed as ENERGY STAR® qualified homes. The major features of an ENERGY STAR home include: Effective Insulation, High Performance Windows, Tight Construction and Ducts, Efficient Heating and Cooling Equipment, Efficient Products (may include but are not limited to: refrigerator, stove and dishwasher) and Third Party Verification (Home Energy Rater). Prior to issuance of the Residential use Permit (RUP) for each dwelling unit, documentation shall be submitted to the Town from a home energy rater certified through the Residential Energy Services network (RESNET) program that demonstrates that the dwelling unit has attained the ENERGY STAR for homes certification, as described in these conditions D. Covenants, Conditions and Restrictions. The Applicant shall create a declaration of covenants, conditions and restrictions (the "Declarations") to coordinate development within Land Bay C, which shall address all proffered design elements and such items as architectural controls, signage, building materials, lighting and landscaping as set forth on the Concept Plan Sheets 1, 3-14. An Owners Association(s) or another identifiable single entity (i.e., owner) shall be formed to oversee the on-going management and maintenance of the common areas of Land Bay C, including landscaping and maintenance of such common areas. The Declarations shall include the following restrictions for development of Land Bay C: a. Prior to the rental or sale of any dwelling unit constructed on Land Bay C, covenants will be recorded against Land Bay C prohibiting outside storage or placement of garbage cans except for days of trash collection. b. Covenants will also provide for architectural guidelines for any exterior alterations including fencing, decks, storm doors, and sheds. c. Prior to the sale of any constructed unit, covenants will be recorded prohibiting conversion of any garage to living space. Landscape stones/borders around planting beds will be prohibited. II. ACTIVE RECREATION AND TRAIL CONSTRUCTION A. Parks and Recreation Contribution. At the time of issuance of an occupancy permit for each dwelling unit on Land Bay C, the Applicant will pay to the Town of Leesburg One Thousand and 00/100 Dollars ($1,000.00) for improvements at Ida Lee Recreation Center. B. Shared Use Path. Prior to construction of the 100th dwelling unit, Applicant will build a ten-foot wide privately maintained shared use path constructed with 6 inches gravel and 1.5 inches asphalt, generally as depicted on Sheet 8 of the Concept Plan. Portions of the path may be located on or adjacent to that portion of the Property that overlays a sewer easement or lies within the 100 year floodplain. Applicant may meander the path to consider physical and engineering constraints such as but not limited to steep slopes or vegetation. Applicant TLZM 2014-0008 July 10, 2015 Page 5 may design the path to follow the natural grades of the site so as to minimize or eliminate changes to the floodplain. If a change to the 100 year floodplain is proposed which requires FEMA review, Applicant will submit any necessary flood plain studies and applications for floodplain alteration to the Town and FEMA for review and approval. At time of final record plat approval for adjacent portions of Land Bay C, Applicant will provide a public trail easement to the Town in the location generally depicted on Sheet 8 of the Concept Plan which would allow the Town to extend the shared use path to the western property line of Land Bay C. III. UTILITIES Prior to issuance of the first occupancy permit for any dwelling unit on Land Bay C, the Applicant shall construct a sanitary sewerage pump station with gravity line generally in the alignment on Sheet 5 of the Concept Plan. The pump station will be subject to approval by the Town engineer and Utilities departments. If the design requires Virginia Department of Environmental Quality review, then it will also be subject to that approval. The Applicant shall be responsible for the extension of water and onsite gravity sewer to Land Bay C at no cost to the Town, and shall be responsible for all Land Bay C water and sewer pro-rata fees. The Applicant acknowledges the close proximity of Land Bay C to the Town's Water Pollution Control Facility (WCPF) and potential for occasional odor problems. IV. CAPITAL FACILITY PAYMENTS Consistent with Town Plan policies and guidelines, the Applicant agrees to comply with Town Council Resolution 2005-111 by paying Seven Thousand Eight Hundred Nine and 00/100 Dollars ($7,809.00) for each multifamily (two-over-two) unit and Fifteen Thousand Six Hundred Nineteen and 00/100 Dollars ($15,619.00) for each single family attached unit developed on Land Bay C. The Applicant agrees to pay up to a total of Five Hundred Fifty-Nine Thousand Seventy-Two and 08/100 Dollars ($559,072.08) payable at the rate of Three Thousand Three Hundred Twenty-Seven and 81/100 ($3,327.81) per dwelling unit to the Town and shall be paid no later than issuance of an occupancy permit for each residential unit constructed on Land Bay C. V. FIRE AND RESCUE CONTRIBUTION Prior to the issuance of an occupancy permit for each dwelling unit, the Applicant shall make a one-time contribution of One Hundred Twenty Dollars ($120.00) per residential dwelling unit constructed on Land Bay C payable to the Town of Leesburg for distribution to the fire and rescue companies providing service to Land Bay C. The contribution shall be divided equally between the primary servicing fire and rescue companies. This contribution shall escalate on a yearly basis from the base year of 2012 and change effective each January 1 thereafter based on the Consumer Price Index (CPI) for the Washington Metropolitan SMSA. TLZM 2014-0008 July 10, 2015 Page 6 VI. FIRE ALARM AND SPRINKLERS All multifamily buildings in Land Bay C shall include automatic sprinklers, designed and installed to applicable building code standards. VII. MISCELLANEOUS These proffers are filed in accordance with Section 15.2-2303 of the Code of Virginia, as amended, and Section 3.3.16 of the Town Zoning Ordinance. The term 'DEDICATION" as used herein shall mean convey by general warranty deed fee simple title to the land to the Town or VDOT, free and clear of any defects in title liens or encumbrances at no cost to the Town or VDOT in a form approved by the Town Attorney. The term "easement" as used herein shall mean grant by deed and easement interest to the Town or VDOT at no cost to the Town or VDOT in a form approved by the Town Attorney. The Applicant agrees that approval of this rezoning does not express or imply and waiver or modification of the requirements set forth in the Subdivision and Land Development Regulations, the Zoning Ordinance, or the Design and Construction Standards Manual. Final plats, development plans, and construction drawings for development on the Property are subject to the applicable Town regulations. The Applicant warrants that all of the owners of the Property have signed this Proffer Statement, that they have full authority to bind the Property to these conditions, and that they have voluntarily subjected the Property to these proffer conditions. The undersigned hereby warrants that all entities with a legal interest in the Subject Property have signed these Proffers, that no signature from any additional party is necessary for these Proffers to be binding and enforceable in accordance with their terms, that they, together with the others signing this document, have full authority to bind the Subject Property to these conditions, and that the Proffers are entered into voluntarily. [ SIGNATURES ON NEXT PAGE] TLZM 2014-0008 July 10, 2015 Page 7 TITLE OWNER OF Loudoun County PIN #149-17-4430-002 ARCADIA COMMUNITIES, INC. By: (SEAL) Name: ,j�, �y Title: \J STATE OF V ) COUNTY/CITY OF LOLAd 0,.�to-wit: The foregoing Proffer Statement was acknowledged before me this 2 I d y of , 2015, b ✓s/4 P v / , as Vice prepia' '1f of i. G/, /�. /, .� I /. . Ri ' // Notary Pub Q>�31 ( 201 , �,.�«,�H,,.� My Commission Expires: ��ztiAE8� . �NOTARY� . '99ss .r •.• PUBLIC •: • �, s IC i REG.#7586338 H MY COMMISSION; % p°• EXPIRES d?i s Ssc;•08/31/2018• sk [ SIGNATURES END ] ............. �'', �A........... ...`a���`,� TLZM 2014-0008 July 10, 2015 Page 8 EXHIBIT A Concept Plan prepared by Urban, dated June 2011 and revised through May 14,2012 TLZM 2014-0008 July 10, 2015 Page 9 EXHIBIT B Arcadia Townhouse and Two-Over-Two Elevations SNOISIA32I I .prx i iOZ�Nnr a.1�Q V/N V T3 OBLON SV BIYJI nnuew7sw nro x �r�^wrP��M.�11 VA'A.i.N(IOD NCI 0-1 n s t ii-re-c nsNaia�iwn _ s 6 J71f1HS7dI dO N/AO.L v� [i-i L-� sRMW+Yxo yx.we a+.aew .7 AVEKINV1 _-o<1 1-c-'a � MN ''' 'i oxn$Saai IV i3JHTIIA LI s0-9 °•• I ""00 J.aaHSNHAOD EXHIBIT I A 0 B a W a° ° c " ° 75 '6 d ° , 0 0 _ a d a v u' ° a c 0 , ,2, > c c 'i ° °z oo =� a v a a° oa o w y w c ° C' m c a a c a °o ° °= _ _ - Nn .,,uamao -" N < Ui i0 N-N m O-N M d Ui b n W 0) N 25 N ,§. , :-"V .... r-7.,Y-,-- ;:::':',:-...... -, 40 - -..... 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