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HomeMy Public PortalAboutTLSE-2019-0009 LCPS Catoctin Elementary School AdditionDate of Meeting: June 18, 2020 TOWN OF LEESBURG PLANNING COMMISSION PUBLIC HEARING Subject: TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Staff Contact: Christopher Murphy, AICP, Senior Planning Project Manager Applicant: Loudoun County Public Schools 21000 Education Court Ashburn, VA 20148 Applicant’s Sara Howard O’Brien Representative: Land Management Supervisor Division of Planning Services Loudoun County Public Schools Sara.HowardOBrien@lcps.org Proposal: Special Exception for an expansion of the existing “School, Public” use in the R-4 Single-Family Residential Zoning District at 311 Catoctin Circle SW. Planning Commission Critical Action Date: September 28, 2020 Recommendation: Staff recommends approval of the special exception to permit the building expansion. Acceptance Date: November 6, 2019 Acceptance Modifications/Waivers: None Web Link: A comprehensive listing of all application documents is found here: https://www.leesburgva.gov/Home/Components/FacilityDirectory/FacilityDirectory/357/ 2362?backlist=%2fgovernment%2fdepartments%2fplanning-zoning%2fcurrent-planning- zoning-projects%2fliam-interactive-applications-map TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 2 of 16 STAFF REPORT TABLE OF CONTENTS Draft Motions……………………………………………………………..3 I. Application Summary………………………………………………….4 II. Current Site Conditions……………………………………………….5 III. Zoning History………………………………………………………..5 IV. Uses on Adjacent Properties…………………………………………7 A. Review Summary…………………………………………………7 B. Town Plan Compliance…………………………………………...8 C. Zoning and Building Setbacks…………………………………...9 D. Zoning Modifications……………………………………………..10 E. Architecture……………………………………………………….10 F. Site Design…………………………………………………………11 G. Traffic Impact Analysis…………………………………………..11 H. Parking…………………………………………………………….11 I. Special Exception Use Standards………………………………...12 J. Special Exception Approval Requirements……………………...12 K. Recommended Conditions of Approval………………………….15 VI. Findings for Approval………………………………………………...16 VII. Attachment List………………………………………………………16 TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 3 of 16 Figure 1: Location Map Suggested Motions: Approval I move that Special Exception application TLSE 2019-0009, LCPS Catoctin Elementary School Expansion, be forwarded to the Town Council with a recommendation of approval subject to the conditions of approval as enumerated in the June 18, 2020 Planning Commission Public Hearing Staff Report on the basis that the Approval Criteria of Zoning Ordinance Section 3.4.12 have been satisfied and that the proposal would serve the public necessity, convenience, general welfare and good zoning practice. Or Denial I move that Special Exception application TLSE 2019-0009, LCPS Catoctin Elementary School Expansion, be forwarded to the Town Council with a recommendation of denial on the basis that the Approval Criteria of Zoning Ordinance Section 3.4.12 have not been satisfied due to the following reasons: ___________________________________________________. Or TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 4 of 16 Alternate Motion I move that ________________________________. I. Proposal/Application Summary: The Applicant, Loudoun County Public Schools (LCPS), proposes a 6,000 square-foot expansion to the existing 76,800 square-foot elementary school. The planned expansion is intended to accommodate three classrooms, a resource room, office space, and storage space. With this expansion, capacity at the school will increase from 697 to 743 students. That base capacity increase will serve future enrollment projections, as current enrollment is 658 students. Figure 2: Special Exception Plan TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 5 of 16 II. Current Site Conditions: See Table 2 Adjacent Land Uses below for a description of the applicable zoning and current land uses on neighboring properties immediately adjacent to the Subject Property. Figure 3: Current Site Conditions III. Zoning History: Catoctin Elementary School was constructed in 1966. The Zoning Ordinance in effect at that time did not require special exception approval for a public school use. It was not until the adoption of the Zoning Ordinance revision in 2003 that public schools in residential zoning districts required special exception approval. The Commission will note that the establishment of the school prior to 2003 does not Table 1. Property Information Address: 311 Catoctin Circle SW Zoning: R-4 Single-Family Residential with A-1 Airport Impact Overlay District PIN # 231-15-4538-000 Planned Density: None Size: 17.53 acres Planned Land Use: Major Institutional TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 6 of 16 “grandfather” the property from requiring a special exception for the present application. In fact, TLZO Sec 16.2.2 Effect of Procedural Changes establishes the following: Any use that was legally established at a time when no special form of approval was required for the subject use (e.g., special exception review and approval) shall not be deemed nonconforming merely as a result of not having obtained such approval. Any enlargement or expansion of such use shall be subject to the procedures and standards in effect at the time of such expansion. Therefore, special exception approval is required for the present application to construct an addition to the school to accommodate new classrooms, resource room, and office space. Figure 4: Zoning Map TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 7 of 16 IV. Uses on Adjacent Properties: Figure 5: Aerial View of Adjacent Land Uses V. Staff Analysis: TLZO Sec. 3.4.12 provides Special Exception Approval Criteria that are applicable to this application. These standards are discussed in the analysis below in Paragraph J. A. Review Summary 1. Resolved Review Items: Three (3) reviews of the application were made and items discussed and resolved during the review included: Table 2. Adjacent Land Uses Direction Existing Zoning Current Use Town Plan Land Use Designation North R-4 Single-Family Residential (Prospect Hills) Low Density Residential South R-4 Vacant (Future White Oak development) Low Density Residential East R-4 Single-Family Residential (Crestwood Hamlet) Low Density Residential West R-4 Single-Family Residential (Prospect Hills/future White Oak) Low Density Residential TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 8 of 16 a. Landscape and Buffering compliance; b. Stormwater Management c. Various Plat Deficiencies 2. Unresolved Review Items/Outstanding Issues: None. B. Town Plan Compliance: TLZO Section 3.4.12 requires an assessment of how the proposed special exception use will comply with applicable provisions of the Town Plan. Planning Area: The Subject Property (Property) is located in the Leesburg Town Plan’s Central Planning Policy Area, and the Planned Land Use Policy Map further designates the subject property for “Major Institutional” uses. There are no area objective policies for the specific Property. Major Institutional policies are discussed beginning on Page 6-32 of the Town Plan. The primary intent of the Major Institutional is to provide a variety of public-based community services on properties measuring at least 10 acres. The proposed use is a qualifying public- based community service (public school) on a lot measuring 17.53 acres in area. 1. Land Use, General Objectives: On page 6-5 of the Town Plan, reference is made to general objectives to protect residential areas, preserve and expand town character, and accommodate growth. Specific comments relating to these stated objectives are provided below: a. Land Use, General Objective 2: “Development and redevelopment should be compatible with the Town’s character in terms of land use and design.” (Town Plan pg. 6-7). Existing School Use. The Property has been used for education purposes since 1966. The current project intends to make improvements to address immediate and planned attendance needs of the school. These improvements will allow the school to continue to serve the community for years to come. The current design capacity of Catoctin Elementary School is 697 students. The proposed addition will increase that enrollment capacity to 743 students. According to LCPS, Catoctin Elementary has not exceeded its current design capacity (658 enrolled as of September, 2019). b. Land Use General Objective 12: Provide institutional uses, such as schools, libraries, and government facilities throughout the Town. In pertinent part: i. Facilities should be compatible in scale and design with existing or planned development in the vicinity. TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 9 of 16 See Paragraph E below for an analysis of the building design and architecture and its compatibility with the neighboring uses. ii. Facilities should not have a negative impact in terms of automobile traffic, noise, lighting, and visibility. See responses to Special Exception Approval Criteria provided in Paragraph G below. See Section VII Transportation for relative comments on traffic and parking. As the school’s development happened along with, and/or prior to, the surrounding residential development, this school has always been a character-defining and integral element of those adjacent neighborhoods. Staff finds the planned addition to be completely consistent with all applicable Town Plan policies. Figure 6: Planned Land Use C. Zoning and Building Setbacks: The exiting building provides setbacks far in excess of the R-4 District minimums. The planned addition will not encroach on any required minimum district setbacks. TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 10 of 16 D. Zoning Modifications: The Applicant has requested a modification of TLZO Sec. 11.6.1.F Sidewalk and Pedestrian Facilities to allow existing sidewalk segment on the Catoctin Circle frontage between the bus loop entrances to remain 4-feet wide. Pursuant to TLZO Sec. 11.6.1.F, such modification request is to the Zoning Administrator. As of the date of this report, the Zoning Administrator has not yet finalized his determination on this request. A final decision will be rendered prior to the Town Council public hearing. E. Architecture: Elevation illustrations showing before and after views of the planned addition are included on Sheet 10 of the Special Exception Plat. Those exterior elevations included the designs shown here: Figure 7: Planned Addition Elevation Drawings As indicated previously in this report, the proposed design and building materials will be a continuation of the school’s existing one-story, flat-roofed, masonry construction architectural design. This design is consistent with the architectural style of the surrounding neighborhoods, as they grew up around the school beginning in the 1960’s - 1970’s. Staff finds no adverse impact on adjacent developments is anticipated as a result of the planned expansion’s architectural design. TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 11 of 16 F. Site Design: Frontage Improvements: Full frontage improvements are in place and are not proposed to be affected by this application. As noted above in Paragraph D., the Applicant has submitted a waiver request to the Zoning Administrator to allow the four-foot wide sidewalk segment between the bus lane driveways on Catoctin Circle to remain. Stormwater Management: The Department of Plan Review has confirmed that all previous issues relating to stormwater management have been satisfactorily addressed by the Applicant, and are reflected on the Special Exception Plat. G. Traffic Impact Analysis: Staff is satisfied with the results of the Traffic Impact Analysis prepared by Gorove/Slade and submitted with the application that shows no diminishment on the Levels of Service (LOS) at the site entrances or on the streets leading to/from the Property. In response to neighborhood concerns relating to traffic stoppages on Catoctin Circle during arrival and dismissal times at the school, the Town approved signage to restrict westbound left turns along Catoctin Circle at the main entrance to the school during those hours. The “no left turn” signage has been posted. The traffic study has taken this restriction into account for the analysis of site traffic. Access to the school will be via a right turn from Catoctin Circle during the peak arrival and dismissal times. This traffic pattern has been communicated to the school community by the Principal. By all indications, and verified by LPD traffic division, the restrictions are working. H. Parking: Minimum parking required for elementary schools is calculated at the rate of 1 space per 25 classroom seats full capacity, plus 10 visitor spaces. At this rate, the proposed 749 student capacity will yield a minimum of 30 parking spaces required, plus 10 visitor spaces for a grand total of 40 spaces required. At present, the school has a total of 99 parking spaces on site. Examining the required parking versus the actual daily needs at the school finds that parking demand is also satisfied by the existing spaces. Specifically, there are 89 staff employed at the school and the addition is anticipated to add two teachers for a total of 91. Two of the existing parking spaces are proposed to be removed per direction of the Fire Marshall to create an emergency vehicle turn- around. Thus, 97 parking spaces to serve 91 staff. The Commission shall note that the school will rarely, if ever, be fully staffed on any given day of the week due to numerous staff members having responsibilities at other schools throughout the county. TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 12 of 16 No additional parking spaces are required or are being proposed with this Application. I. Specific Special Exception Use Standards: There are no specific use standards established in TLZO Article 9 for School, Public uses. J. Special Exception Approval Requirements: Zoning Ordinance Section 3.4.12 establishes the following criteria for the Planning Commission and Town Council to use, in addition to other reasonable considerations, in making their decision regarding approval or disapproval of a special exception application. Listed below are those specific criteria along with the Applicant’s answers to each are provided on pages 1 – 5 of the Statement of Justification dated March 18, 2020. (Attachment 2) The Applicant’s responses to each criterion are summarized below. Staff’s comments on the Applicant’s responses follows in underlined text: a. “The proposed use will not adversely affect the use of neighboring properties”. The Town Plan recognizes Institutional uses as services that are appropriately integrated into residential neighborhoods. Catoctin Elementary not only serves as an elementary school, but also serves recreation and community service uses outside of normal school activities. The school is well setback from the surrounding residential neighborhoods. The main entrance and parking facility are situated on the northern side of the property and furthest away from any neighboring residences. The planned addition will sit approximately 355 to 400 feet away from the nearest dwellings. Existing buffer yards and screening will be enhanced in those areas where open gaps have developed between the school property and adjacent residential developments. Staff concurs with the Applicant’s response explaining the use will not adversely affect neighboring properties through: 1. Compliance with the objectives of the Major Institutional land use policies of the Town Plan; 2. Wider setbacks separating the use from neighboring residential developments to the north and south, and from the Foxridge Park on the east of the Property; 3. With wider setbacks, existing tree preservation, and buffer and screening enhancements. b. “The use shall comply with applicable zoning district regulations and applicable provisions of the adopted Town Plan, including but not limited to the Plan’s Land Use Compatibility policies.” TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 13 of 16 The Applicant explains that the use is an institution al use in a residential district which is encouraged by the Town Plan and permissible in the R-4 Zoning district, subject to special exception approval. The Statement goes into specific details explaining how the proposed use will be compatible with existing zoning regulations Parking. The Applicant explains there are 101 existing parking spaces at the school. The Zoning Ordinance requirement is 40 spaces. There are 89 staff employed at the school and the addition is anticipated to add two teachers for a total of 91. Two of the existing parking spaces are proposed to be removed to create a turnaround as requested by the Fire Marshall. Sufficient parking is available to serve the school use. As explained previously, the existing parking facility provides parking in excess of minimum requirements of the Zoning Ordinance. Also, this existing parking facility adequately accommodates the daily parking demand generated by staff and faculty. There are no known parking issues at the school that cause issues off of the Property. Staff is satisfied that on-site parking is adequate. Landscaping. Landscaping enhancements are proposed to fill in the open areas between the school and the adjacent neighborhoods of Rosestone and Crestwood. The proposed trees are evergreen to provide for year round screening. The Applicant worked with staff to determine what types of landscape materials and where they shall be placed to best fill in gaps in the existing landscape buffer yards surrounding the Property. In fact, the Applicant has adjusted proposed landscaping in order to honor the requests from neighbors who wish to maintain certain views. Staff is satisfied with the landscaping presented on the Plat. Lighting. There are two existing pole lights, one at each parking lot. No additional pole lights are planned. Wall mounted building lights and recessed canopy lighting will be added to the addition. Lighting will be shielded and directed downward. A lighting plan is included in the Special Exception Plan. Staff is satisfied with the Applicant’s response, and finds no issue with existing and proposed site lighting shown on the Plat. Setbacks, Lot Width, Lot Area, and Height. The proposed addition meets or exceeds the R-4 development standards. The existing building and proposed addition are predominately one story, approximately 15 feet in height. The gym portion of the building is taller at a height of approximately 25 feet. Staff concurs. Compatibility Between Uses. Catoctin Elementary School has existed for 50+ years. Neighborhoods have grown around the school making it an integral part of the community fabric. The facility is physically compatible with the adjacent TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 14 of 16 uses; as a center for education, the school affords a local public service and serves as a focal point for the neighborhood. It is conveniently located allowing the surrounding community walkable access. Staff concurs. Energy. LCPS was one of three school districts nationwide honored with the Federal Environmental Protection Agency’s (EPA) Energy Star Sustained Excellence Award in April 2019. LCPS has been an Energy Star Partner for twenty years and is committed to reducing costs and promoting energy efficiency. LCPS implements a comprehensive approach to sustainability by incorporating measures from leading programs including Energy Star, Green Globe, LEED, and the U.S. Department of Energy into design, construction and operational practices. The addition will incorporate energy efficiency measures. Staff concurs. Community Services. Catoctin Elementary School will continue to provide educational services to the community. The addition will afford a small increase in capacity and incorporate additional safety measures. Staff agrees. Current community uses pose no known adverse impacts on the community. Any increases in capacity of the community service uses are not anticipated to adversely impact the neighborhood. Walkability. Catoctin Elementary has an established walk zone. For the 2019-20 school year there are 99 potential walkers. There are sidewalks throughout the adjacent neighborhoods and along Catoctin Circle. Crosswalks are available at Valley View Avenue and Catoctin Circle as well as at the site entrance to the west of Prospect Place. The preliminary subdivision plan for the future White Oak development depicts a pedestrian connection to the school site. Staff concurs that the school is very accessible for walkers as the sidewalk system leading to the school is well established. The planned direct link between the future White Oak development and the school will allow children residing in that development can get to and from school without having to walk along or cross any major roadways. This link is ideal. c. The location, size, and, height of buildings, structures, walls, and fences, and the nature and extent of screening, buffering, and landscaping shall be such that the use will not hinder or discourage the appropriate development and use of adjacent or nearby land and/or buildings. This Special Exception proposes a less than 10% gross floor area expansion to the rear of the existing school building. The existing structure and proposed addition will be 14 feet (one story) in height, with the existing gym at approximately 25 feet in height. On three of the four sides of the property residential housing has TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 15 of 16 been developed. To the south, a residential preliminary subdivision is proposed. There is nothing about the use that has or will hinder or discourage development or use of the nearby properties. Often a nearby school is seen as an asset to the residential community, particularly elementary schools. Staff concurs that this expansion will not adversely impact neighboring developments, but instead will enhance this neighborhood supportive institutional use. d. “The proposed use will be such that pedestrian and vehicular traffic generated will not be hazardous or conflict with the existing and anticipated traffic in the neighborhood and on the streets serving the site.” The traffic impact study filed with the application finds that all study intersections will continue to operate at an acceptable level of service in the future with the proposed development. As a result, no traffic improvements are recommended for the approximate 6,000 SF addition. The existing road network will accommodate the additional trips (17 trips in the a.m. school peak hour, 7 trips in the p.m. school peak hour and 38 daily trips). In the summer of 2019 the Town of Leesburg approved signage to restrict westbound left turns along Catoctin Circle at the main entrance to the school during school arrival and dismissal times. The “no left turn” signage has been posted. The traffic study has taken this restriction into account for the analysis of site traffic. Access to the school will be via a right turn from Catoctin Circle during the peak arrival and dismissal times. Staff concurs with the Applicant’s response and finds no issue with the Traffic Impact Study’s conclusions. The school’s Principal has communicated with the school population explaining the west-bound left turn in restriction from Catoctin Circle, and provided driving directions for how to approach the school east-bound along Catoctin Circle. By all indications, these mitigations are working. Conclusion: Staff concurs that overall the application is consistent with the goals and objectives of applicable chapters of the Town Plan relating to Land Use (Chapter 6) and Community Facilities and Services (Chapter 10). Staff also finds the special exception to be compliant with the applicable special exception approval requirements. K. Recommended Conditions of Approval: Zoning Ordinance Section 3.4.14 grants Town Council the authority to impose conditions and safeguards deemed necessary for the protection of general welfare and individual property rights. Such conditions may relate to topics including hours of operation, noise, and buffering. Staff recommends the Planning Commission move this application on to Council with the following minimum conditions of approval listed below: TLSE-2019-0009, LCPS Catoctin Elementary School Expansion Planning Commission Public Hearing Staff Report June 18, 2020 Page 16 of 16 1. Substantial Conformance: Development of this property shall be in substantial conformance with the plan set entitled Catoctin Elementary School Special Exception TLSE-2019-0009 Classroom Addition, dated August, 2019, revised through May, 8, 2020, prepared by Bowman Consulting (herein referred to as the “Plat”), with reasonable allowances to be made for engineering and design alteration to meet Town Subdivision and Land Development Regulations, Zoning Ordinance or Design and Construction Standards Manual requirements. 2. No Waivers Expressed or Implied: Approval of this special exception does not express or imply any 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, except as may have been approved as part of this application. Final plats, site plans, and construction drawings are subject to the applicable town regulations. VI. Findings for Approval: A. The use is consistent with the goals and objectives of Land Use Policy type Major Institutional found in Chapter 6 of the Town Plan; and B. Town Plan Land Use General Objectives 11 and 12 encourage infill development, and institutional uses, respectively, when found to be compatible with the character of the existing development in the vicinity, and; C. The use complies with applicable regulations of the R-4 Single-Family Residential Zoning District provided in TLZO Sec. 5.4 and; D. The proposal would serve the public necessity, convenience, general welfare and good zoning practice. VII. Attachments: 1. Special Exception Plat TLSE-2019-0009 prepared dated August, 2019, revised through May, 8, 2020, prepared by Bowman Consulting 2. Applicant’s Statement of Justification dated October 28, 2019, updated March 18, 2020 3. Applicant’s Response to 2nd Submission Referral Comments, dated April 24, 2020 4. Dept. of Plan Review 3rd Submission Referral Memorandum, dated May 19, 2020 Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425COVER SHEET1 CATOCTIN ELEMENTARY SCHOOL SPECIAL EXCEPTION TLSE-2019-0009 CLASSROOM ADDITION SITE AIRPORT IMPACT OVERLAY DISTRICT SHEET LIST LOUDOUN COUNTY HIGH SCHOOL NORTH STAR SCHOOL FOX RIDGE PARK 1 COVER SHEET 2 CONTEXT MAP 3 EXISTING CONDITIONS & ADJACENT OWNERS 4 SPECIAL EXCEPTION 5 LANDSCAPE PLAN 5A TREE INVENTORY PLAN 6 CONCEPT GRADING AND UTILITY PLAN 7 SWM DRAINAGE DIVIDE MAP & NARRATIVE 8 BMP COMPUTATIONS 9 PHOTOMETRIC PLAN AND LIGHTING DETAILS 10 ELEVATIONS AND MATERIALS CATO C T I N C I R C L E S W CA T O C T I N C I R C L E S W PROSPECT DRIVE SW VALLEY VIEW AVENUE SWDRY MILL ROAD SWLOUDOUN COUNTY HIGH SCHOOL CATOCTIN ELEMENTARY SCHOOL ROSESTONE COURT SUBDIVISION CRESTWOOD HAMLET WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-2018-0001) PROSPECT HILLS CRESTWOOD HAMLET BELMONT SUBDIVISION VALLEY VIEW ESTATES WAVERLEY HEIGHTS SUBDIVISION CRESTWOOD HAMLET PROSPECT HILLS 60 LDN 1 MILE BUFFERBowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425CONTEXT MAP21 inch = ft. ( IN FEET ) GRAPHIC SCALE 100 60 LDN 1 MILE BUFFERA B C D E F G H I JKLMN O P Q R S T U V W X Y Z AA BB CC ROSESTONE COURT SUBD CRESTWOOD HAMLET PROSPECT HILLS WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-2018-0001) PROSPECT HILLS WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-2018-0001)Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425EXISTING CONDITIONS & ADJACENT OWNERS3 60 LDN 1 MILE BUFFER ROSESTONE COURT SUBDIVISION CRESTWOOD HAMLET PROSPECT HILLS PROSPECT HILLS WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-2018-0001) PROSPECT HILLS WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-0218-0001)Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425SPECIAL EXCEPTION4 60 LDN 1 MILE BUFFER B A ROSESTONE COURT SUBDIVISION CRESTWOOD HAMLET PROSPECT HILLS WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-2018-0001) WHITE OAK FORMERLY VALLEY VIEW ESTATES (TLPS-2018-0001) PROSPECT HILLS Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425LANDSCAPE PLAN5 Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425TREE INVENTORY PLAN5A 60 LDN 1 MILE BUFFERBowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425CONCEPT GRADING AND UTILITY PLAN6 60 LDN 1 MILE BUFFERBowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425SWM DRAINAGE DIVIDE MAP & NARRATIVE7 Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425BMP COMPUTATIONS8 60 LDN 1 MILE BUFFERBowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425PHOTOMETRIC PLAN AND LIGHTING DETAILS9 Bowman Consulting Group, Ltd.10LEESBURG ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIACATOCTIN ELEMENTARY SCHOOLSPECIAL EXCEPTIONwww.bowmanconsulting.com© Bowman Consulting Group, Ltd.PROJECT NO101 South Street, S. E.Leesburg, VA 20175Phone: (703) 443-2400Fax: (703) 443-2425ELEVATIONS AND MATERIALS10 GRAVEL STOP TO MATCH EXIST. GRAVEL STOP TO MATCH EXIST. Loudoun County School Board Statement of Justification Special Exception (TLSE 2019-0009) for Catoctin Elementary School Addition October 28, 2019, Updated March 18, 2020 The Loudoun County School Board (School Board) requests a special exception for an approximate 5,500 square foot (SF) addition at Catoctin Elementary School. The expansion is planned at the rear of the building and will be utilized for three-classrooms, a resource room, an office and storage space. Up to 6,000 SF are requested to allow for adjustments at final design. It is also proposed to upgrade the fire lane access and implement safety and security improvements at the front of the building (within the existing footprint). The 17.53-acre property is located at 311 Catoctin Circle, east of the Catoctin Circle/Dry Mill Road intersection and is more particularly identified as PIN 231-15-4538. The existing one-story school is approximately 76,800 SF and has a base capacity of 697 students; the current enrollment is 658 (September 30, 2019). The classroom addition will increase the base capacity to 743 students. One of the three classrooms will be for programming space and will not add new seats. For the 2019-2020 school year the hours of operation are 7:50 a.m. (classes start) to 2:35 p.m. (dismissal). When not in use for school purposes, the County Department of Parks, Recreation and Community Services (PR&CS) programs the facilities for various uses. There is a County After School Activities Program (CASA) operated from dismissal to 6:00 p.m. PR&CS also programs the fields for various sport teams when available. (The fields are not lighted.) LCPS and County PR&CS have a long-standing working relationship to provide these community services to the public. Catoctin Elementary School opened in 1966. The property is zoned R-4, Single Family Residential. The southeast corner of the site is within the Airport Impact Overlay (AIO) District, within the 60 decibels one-mile buffer. Both the existing building and the proposed additions are outside of the AIO. The R-4 District currently requires a special exception for the public school use. In accord with the guidance received at the pre-application conference, this special exception request is limited to the expansion area. The School Board Adopted FY2020-FY2025 Capital Improvement Program includes funding for this project with a planned opening in the 2021-2022 school year. Special Exception Criteria Section 3.4.6F. of the Zoning Ordinance specifies the criteria utilized by the Town of Leesburg in the consideration of a special exception application. A. The proposed use will not adversely affect the use of neighboring properties. The surrounding land uses are single family residential: LCPS Catoctin Elementary School Addition Special Exception, TLSE 2019-0009 October 28, 2019, Updated March 18, 2020 2 North: Catoctin Circle, Residential, Prospect Hills, Crestwood Hamlet, & Belmont South: Residential, Rosestone Court and White Oak (future) East: Residential, Crestwood Hamlet West: Residential, Prospect Hills The Town Plan designates the property as Major Institutional, within the Central Policy Area. The Major Institutional designation recognizes the services that institutional uses provide to the community. Residential policies in the Town Plan provide that schools, places of worship, and community centers are appropriate in residential areas. Policies also promote the protection of residential uses and compatibility between uses. Site design, the location of the facility, access, building height, scale, massing and buffers are measures utilized to ensure compatibility. The proposed classroom addition will be no closer to existing residences than the current building which is 160 feet from the western property boundary and 214 feet from the eastern boundary. The distance between the existing building and Rosestone Court is 400 feet. The distance between the classroom addition and the future White Oak development to the south will be approximately 355 feet. Access, building height, scale and massing will not substantially change. The addition is designed to be consistent with the existing building architecture. Section 12.8.1 of the Zoning Ordinance, Buffers and Screening, provides in part that buffer-yard requirements apply to all new construction constituting more than fifty (50) percent of the existing structure. The existing school building is 76,802 square feet. The proposed addition seeks up to 6,000 SF. At the pre-application meeting, buffering and screening were reviewed. Staff recommended providing landscaping in the “open gaps” along the southern and eastern property boundaries. The future White Oak subdivision to the south depicts a 25 foot in width S2 buffer along the common property boundary with the school on their preliminary subdivision plan. There is a gap in the landscaping adjacent to the Rosestone Court neighborhood and a few openings along the Crestwood Hamlet neighborhood to the east. Evergreen trees are proposed for these open areas as a part of this Special Exception plan. Overall, the requested minor addition will not adversely impact the adjacent properties and the proposed landscaping will afford increased buffering between the uses. B. The use shall comply with applicable zoning district regulations and applicable provisions of the adopted Town Plan, including but not limited to the Plan’s Land Use Compatibility policies. LCPS Catoctin Elementary School Addition Special Exception, TLSE 2019-0009 October 28, 2019, Updated March 18, 2020 3 The zoning of the property is R-4, Single Family Residential, permitting up to 4 dwelling units per acre and various compatible uses. Public schools are permitted by Special Exception. While the existing school facility has operated on the property since 1966, there is not an existing special exception. A special exception is required for the building expansion. The proposed addition complies with the development standards of the R-4 District and meets additional development standards related to parking, lighting and similar requirements. The proposed school will also comply with policies of the Town Plan including compatibility between uses (detailed in Item A. above), energy efficiency, provision of community facilities, walkability, and safe, convenient, and efficient transportation. Parking. There are 101 existing parking spaces. The Zoning Ordinance requirement is 40 spaces. There are 89 staff employed at the school and the addition is anticipated to add two teachers for a total of 91. Two of the existing parking spaces are proposed to be removed to create a turnaround as requested by the Fire Marshall. Sufficient parking is available to serve the school use. Landscaping. As detailed in the prior section (A.), landscaping is proposed to fill in the open areas between the school and the adjacent neighborhoods of Rosestone and Crestwood. The proposed trees are evergreen to provide for year round screening. Lighting. There are two existing pole lights, one at each parking lot. No additional pole lights are planned. Wall mounted building lights and recessed canopy lighting will be added to the addition. Lighting will be shielded and directed downward. A lighting plan is included in the Special Exception Plan. Setbacks, Lot Width, Lot Area, and Height. The proposed addition meets or exceeds the R-4 development standards. The existing building and proposed addition are predominately one story, approximately 15 feet in height. The gym portion of the building is taller at a height of approximately 25 feet. Compatibility Between Uses. Catoctin Elementary School has existed for 50+ years. Neighborhoods have grown around the school making it an integral part of the community fabric. As described in Sections A and B, the facility is physically compatible with the adjacent uses; as a center for education, the school affords a local public service and serves as a focal point for the neighborhood. It is conveniently located allowing many of the surrounding families walkable access. LCPS Catoctin Elementary School Addition Special Exception, TLSE 2019-0009 October 28, 2019, Updated March 18, 2020 4 Energy. LCPS was one of three school districts nationwide honored with the Federal Environmental Protection Agency’s (EPA) Energy Star Sustained Excellence Award in April 2019. [The other two were Evergreen Public Schools in Vancouver, Washington and the Des Moines, Iowa Public School District.] This is the third straight year LCPS has been awarded the Sustained Excellence Award, the EPA’s top tier recognition. LCPS has been an Energy Star Partner for twenty years and is committed to reducing costs and promoting energy efficiency. LCPS implements a comprehensive approach to sustainability by incorporating measures from leading programs including Energy Star, Green Globe, LEED, and the U.S. Department of Energy into design, construction and operational practices. The addition will incorporate energy efficiency measures. Community Services. Catoctin Elementary School will continue to provide educational services to the community. The addition will afford a small increase in capacity and incorporate additional safety measures. Walkability. Catoctin Elementary has an established walk zone. For the 2019-20 school year there are 99 potential walkers. There are sidewalks throughout the adjacent neighborhoods and along Catoctin Circle. Crosswalks are available at Valley View Avenue and Catoctin Circle as well as at the site entrance to the west of Prospect Place. The preliminary subdivision plan for the future White Oak development to the south depicts a future pedestrian connection to the school site. LCPS staff contacted the developer, Stanley Martin Companies, LLC, to gain an understanding of the White Oak development phasing and timing of the proposed pedestrian connection. Due to the time difference between when the proposed addition will be constructed (next summer, if approved) and the White Oak development, Stanley Martin offered to build the section of trail to be located on the school site when they build their trail within White Oak. This will allow proper alignment, consistency in trail construction, and construction of the trail when there are students to the south that would utilize the trail to access Catoctin Elementary School. It will also avoid conflicts with implementation of the landscaping buffer. LCPS will work with the developer and appreciates the willingness to construct the connecting link. The location, size and height of buildings, structures, walls and fences, and the nature and extent of screening, buffering and landscaping shall be such that the use will not hinder or discourage the appropriate development and use of adjacent or nearby land and/or buildings. This Special Exception seeks a minor addition to the rear of an existing building. The existing structure and proposed addition will be 14 feet (one story) in height, with the LCPS Catoctin Elementary School Addition Special Exception, TLSE 2019-0009 October 28, 2019, Updated March 18, 2020 5 existing gym at approximately 25 feet in height. On three of the four sides of the property residential housing has been developed. To the south, a residential preliminary subdivision is proposed. There is nothing about the use that has or will hinder or discourage development or use of the nearby properties. Often a nearby school is seen as an asset to the residential community, particularly elementary schools. C. The proposed use will be such that pedestrian and vehicular traffic generated will not be hazardous or conflict with the existing and anticipated traffic in the neighborhood and on the streets serving the site. The proposed addition will generate minimal traffic. The traffic impact study filed with the application finds that all study intersections operate at an acceptable level of service in the future with the proposed development. No improvements are recommended for the approximate 6,000 SF addition. The existing road network will accommodate the additional trips (17 trips in the a.m. school peak hour, 7 trips in the p.m. school peak hour and 38 daily trips). In the summer of 2019 the Town of Leesburg approved signage to restrict westbound left turns along Catoctin Circle at the main entrance to the school during school arrival and dismissal times. The “no left turn” signage has been posted. The traffic study has taken this restriction into account for the analysis of site traffic. Access to the school will be via a right turn from Catoctin Circle during the peak arrival and dismissal times. SUMMARY The proposed addition to Catoctin Elementary School complies with the zoning requirements, is compatible with the policies of the Town of Leesburg Comprehensive Plan and complies with the Special Exception approval criteria of Section 3.4.12 of the Zoning Ordinance. The addition will not adversely affect neighboring properties nor hinder or discourage their use. The site is served by public utilities and an existing transportation network that will readily accommodate the minor traffic increase, both vehicular and pedestrian. The school use provides a needed public service and the proposed addition will enhance the educational opportunities. Your support is respectfully requested. Loudoun County School Board LCPS Catoctin Elementary School Expansion TLSE 2019-0009 Response to Referral Comments, dated April 24, 2020 May 8, 2020 MODIFICATIONS AND WAIVERS Comment 1: (New Comment) A letter dated March 12, 2020 was submitted requesting a waiver of TLZO 11.6.1 to permit the four feet (4’) wide section of sidewalk along the Catoctin Circle frontage to remain. This modification is presently under review by the Zoning Administrator. (Project Manager Comment) Response: Acknowledged SPECIAL EXCEPTION PLAT (PLAT) General Comment 2: Address the following minor comments on the proposed application (DPR Comment #1): a. Update revisions blocks to document any changes made per Town comments. Response: The revision blocks have been updated for this resubmission. Comment 3: Evergreen Trees. (1st CCL Comment # 19) In conjunction with discussions with staff, the Applicant has proposed evergreens trees along portions of the Property boundary adjacent to existing subdivisions (Crestwood Hamlet and Rosestone Court subdivisions) with the intent of filling in landscape screening gaps between the proposed use and existing uses. Staff acknowledges that the applicant has contacted adjoining property owners regarding the proposed use and the proposed supplemental evergreen landscaping with the intent to “fill in the gaps”. Staff has also been informed, at this point in time, that one adjoining property owner (Hanrahan) has notified the applicant of their desire to not have the proposed evergreen trees planted adjacent to their lot (identified as Lot “L” on Sheet 3 of the concept plan). Consequently, staff recommends that the 9-10 evergreen trees proposed adjacent to this lot be removed consistent with the request of the adjoining property owner. (Zoning Comment #1) LCSB Catoctin Elementary School Expansion Response to Referral Comments dated April 24, 2020 May 8, 2020 Page 2 of 6 2 Response: The Applicant has removed the 9 evergreens adjacent to Lot “L” on Sheet 3 as requested by the adjacent property owner. Stormwater Management Comment 4: VSMA Compliance. (1st CCL Comment #24) Provide additional information and calculations to verify that the Virginia Stormwater Management Act for this site can be met. For example, the proposed layout and treatment methods as currently shown cannot be completely ascertained with this submission, as some proposed elements are missing from the application. If the applicant plans to utilize treatment currently shown on this application the following items, at a minimum, must be addressed with the next submission (DPR Comment #2): a. Address the following items concerning Stormwater Quality Conceptual Design: i. (New Comment) Revise the areas provided on the VRRM spreadsheet to utilize the correct soil types. Based on the Interpretive Guide to the Use of Soils Map of Loudoun County, VA, there is a mixture of B and D hydrologic soil groups (HSG), not just HSG D. (Sht. 8). Response: The VRRM spreadsheet calculations shown on Sheet 8 have been revised to incorporate both B and D soils, as requested and discussed in our conference call. ii. (New Comment) Provide the following note on Sheet 7: “At the time of final site plan, a water quality analysis utilizing the VA DEQ Virginia Runoff Reduction Method Spreadsheet under the Re- Development criteria must be provided, and the proposed site must meet all required phosphorus load removal requirements. Prior to any purchase of offsite nutrient credits for water quality compliance, the applicant must provide onsite BMPs for phosphorous pollutant load removal to the maximum extent practicable”. Response: The requested note has been incorporated into the narrative under “Water Quality” as shown on Sheet 7. iii. (New Comment) The provided conceptual stormwater management design shows that it does not meet the necessary pollutant load removal requirement. The computations show that the 50% removal efficiency BMP Filter Unit is removing 1.11 lbs of phosphorus, which is 0.04 lbs short of the 1.15 lb phosphorus removal requirement to meet water quality concerns. Revise the stormwater management conceptual LCSB Catoctin Elementary School Expansion Response to Referral Comments dated April 24, 2020 May 8, 2020 Page 3 of 6 3 design to show the pollutant load removal requirement can be met utilizing onsite facilities. (Sht. 7 and 8). Response: The VRRM spreadsheet shown on Sheet 8 has been updated. The area used to determine the required phosphorus load is the limits of clearing and grading shown on Sheets 6 and 7, and totals 2.07 acres. The area shown as “Drainage Area A” from the VRRM spreadsheet represents the existing parking lot area on the north portion of the site, as shown with hatching on Sheet 7. By treating this existing parking lot area with a manufactured BMP filter, 1.08 lb/yr of phosphorus loading has been achieved, which exceeds the required phosphorus removal of 0.63 lb/yr. b. Address the following items concerning Stormwater Quantity Conceptual Design: i. Update the application to show locations of all proposed downspouts and splash blocks. The proposed slope of 3:1 around the classroom addition is a concern for concentrated runoff from the downspouts without a level spreader type design, or providing pop up emitter type drains at the bottom of the slope. (Sht. 7) 9VAC25-870-65. The location of the roof drains and splash blocks, as shown on the most recent submission, discharge down 3:1 slopes and then concentrate flow in a pedestrian walkway, which is not acceptable. At time of Final Site Plan, revise the design of the roof drain system to discharge below the slopes and walkways utilizing acceptable methods of spreading out the flow (such as pop-up emitters, etc.), as was previously requested. Provide the following note on the plan: “Computations and/or supporting documentation will be provided on the final site plan showing that sheetflow runoff will not cause down-gradient erosion, sedimentation, or flooding.” Response: The roof drains will extend to the bottom of the slope on the downgradient side of the sidewalks as shown on Sheet 6. The requested note was added as Note #3 on Sheet 6 as requested and revised to remove “…, sedimentation, or flooding.” as agreed to by Director. ii. As this site is located within the Upper Tuscarora Creek Watershed provide justification and/or computations to satisfy the following criteria. At a minimum, note that the Town’s Stormwater LCSB Catoctin Elementary School Expansion Response to Referral Comments dated April 24, 2020 May 8, 2020 Page 4 of 6 4 Management Masterplan – Upper Tuscarora Watershed criteria will be met at the time of final site plan.: DCSM 5-321.1 a. Explain and/or show that the 2-year post developed peak discharge is less than the 2-year predevelopment peak discharge, OR provide the 1-year Energy Balance Equation computations. Comment remains. The applicant/engineer must justify that the “Site” meets all Upper Tuscarora Creek Watershed criteria including the 2-year storm. The Engineer also states that there is an increase in runoff proposed with this development for various storm events. Please be advised that the proposed “White Oak Subdivision Pond” should NOT to be considered a part of your stormwater design, as noted in your latest application, because this pond (which is currently under design by an adjacent property developer), is not being designed as a regional pond, has not yet been constructed, and is yet to be approved and bonded. If it is the intent of White Oak’s pond as a part of your proposed stormwater plan, the Catoctin Elementary School plan cannot be approved until White Oak’s drainage systems and stormwater management facilities are constructed and operating in its final configuration. Update the conceptual stormwater management plan and narrative to demonstrate how the site can meet all State and Local Water Quality Regulations. Response: The BMP/SWM narrative has been updated on Sheet 7 as requested. In order to maintain a stormwater runoff coefficient equal to pre-development, an existing asphalt play court will be converted to pervious concrete. The design of the pervious concrete will be completed under Final Site Plan. As a result of decreasing the runoff coefficient, there would be no increase in runoff from the post- development condition. b. Explain and/or show that the 10-year post developed peak discharge is less than the 10-year predevelopment peak discharge. Comment remains. The applicant/engineer must justify that the “Site” meets the Upper Tuscarora Creek Watershed criteria for the 25-year storm, (see Comment “1” above as it relates to the White Oak Subdivision pond). LCSB Catoctin Elementary School Expansion Response to Referral Comments dated April 24, 2020 May 8, 2020 Page 5 of 6 5 Response: The post-development runoff coefficient will be equal to, or less than, existing pre-development conditions. Therefore, there will be no increase in stormwater runoff, and the narrative on Sheet 7 has been updated accordingly. c. Explain and/or show that the 25-year post developed peak discharge is less than the 25-year predevelopment peak discharge. Comment remains. The applicant/engineer must justify that the “Site” meets the Upper Tuscarora Creek Watershed criteria for the 25-year storm, (see Comment “1” above as it relates to the White Oak Subdivision pond). Response: The post-development runoff coefficient will be equal to, or less than, existing pre-development conditions. Therefore, there will be no increase in stormwater runoff, and the narrative on Sheet 7 has been updated accordingly. d. (New Comment) Provide the following note on the plan: “As this site is located within the Upper Tuscarora Creek watershed, justification/computations will be provided at the time of Final Site Plan showing the following: i. The 2-year post developed peak discharge is less than the 2-year predevelopment peak discharge, OR the 1-year Energy Balance Equation will be met. ii. The 10-year post developed peak discharge is less than the 10-year predevelopment peak discharge. iii. The 25-year post developed peak discharge is less than the 25-year predevelopment peak discharge.” Response: The requested note has been incorporated into the SWM/BMP narrative under “Stormwater Quantity” on Sheet 7 as requested. e. (New Comment) Based on previous correspondence after the first submission, it was Staff’s understanding that the Engineer was going to analyze the runoff at the site boundary near the southwest corner of the School site. Specifically, the engineer was going to evaluate the weighted land cover value (i.e. C or CN value) to see if (or how much) the overall site would change, with the proposed improvements, in order to determine if there was a noticeable increase in runoff at the LCSB Catoctin Elementary School Expansion Response to Referral Comments dated April 24, 2020 May 8, 2020 Page 6 of 6 6 property limits in the post development condition. Based upon those calculations, the engineer may be able to utilize that evaluation as a way to justify and certify that this project does not increase discharge onto offsite properties. Staff is willing to consider this option if the Engineer would be able to demonstrate and certify that the runoff at the site boundary (i.e. outfall point) does not increase in the post development condition based on the overall weighted land cover value (i.e. does not change) Response: As discussed with Town staff during a conference call on April 30, 2020, the site will be designed to convert an existing asphalt play court into pervious pavement. The design of the pervious pavement will be completed with the Final Site Plan and will be in accordance with manufacturer recommendations for runoff coefficients. As a result of this conversion, the runoff coefficient will be equal to pre- development conditions, resulting in no increase in stormwater runoff. The SWM/BMP narrative has been updated accordingly to reflect this strategy, with an additional note added that, should pervious pavement not be able to be incorporated, additional alternatives will be designed to ensure no increase in stormwater runoff from the proposed development. S:\Planning\Donna's Folder\CATOCTIN ES - SPEX 2019\Application Submissions 2019-2020\May 2020 Submission Docs\Referral Response Catoctin ES May 2020.docx J:\Documents\TLSE\TLSE-2019\TLSE-2019-0009 LCPS Catoctin Elementary School Expansion Special Exception\3rd Sub\DPR\TLSE-2019-0009.3final.dbd.docx The Town of Leesburg INTEROFFICE MEMORANDUM DEPARTMENT OF PLAN REVIEW TO:CHRIS MURPHY SENIOR PROJECT MANAGER DEPT. OF PLANNING & ZONING DATE:May 19, 2020 FROM:DENNIS B. DARNES, P.E. SENIOR PROJECT MANAGER DEPT. OF PLAN REVIEW RE:TLSE-2019-0009 LCPS CATOCTIN ELEMENTARY Special Exception Third Submission Comments Recommendation: The Department of Plan Review (DPR) recommends that the Special Exception be forwarded to the Planning Commission with a recommendation of approval as revised with this submission. Information received by DPR on May 8, 2020: 1. Dept. of P&Z Referral Memorandum - Email 05-08-2020 2. LCPS Referral Response Cover Letter 05-08-2020 3. Comment Response Letter 05-08-2020 4. Catoctin Elementary – Special Exception Plan Set 05-08-2020 Analysis and Conclusions: The Department of Plan Review has completed a review of the Special Exception Plat submitted to the Town of Leesburg on May 8, 2020, and has no further referral review comments to be addressed for the above referenced application. FOR ____________________________________ David Ma, P.E., CFM Senior DPR Engineer SLDR = Subdivision and Land Development Regulations DCSM = Design and Construction Standards Manual TLZO = Town of Leesburg Zoning Ordinance cc: William R. Ackman, Jr., P.E., Director of Plan Review