PLANNING COMMISSION BRIEFING ITEM Land Development Application July 24, 2018, Planning Commission Public Hearing ZRTD-2017-0011, Loudoun Tech Center Date of Meeting: July 12, 2018 Election District: Staff Contact: Applicant Representative: Requests: Site Information: Size: Location: Zoning: Policy Area: Planned Land Use: Existing Conditions: Broad Run Jacqueline Marsh, Project Manager, Planning & Zoning Kenny Young, Acting Director, Planning & Zoning Robert Sevila, Sevila, Saunders, Huddleston & White Conversion from 1972 Zoning Ordinance to the Revised 1993 Ordinance. 3.0 ac. South of Harry Byrd Highway (Route 7), west of Cascades Parkway (Route 637), and east of Atlantic Boulevard (Route 1902) at 21545 Ridgetop Circle. PD-IP (Planned Development Industrial Park). Suburban Policy Area (Sterling Community). Route 28 Business Improved with a 21,768 SF commercial structure, parking lot, and stormwater catchment basin in rear, landscaping along the lot frontage. Key Issues: Land Use: Compatibility: Environmental Resources: Plan policies supports converting to current zoning ordinance No compatibility issues Proposal is for existing facility, no new impacts upon environmental resources. Transportation: Currently, the application does not satisfy the 2010 Countywide Transportation Plan (2010 CTP) policy due to the lack of a public access easement along the property frontage, which would provide for a future sidewalk. At this time, the applicant has not agreed to provide the easement as requested by staff. Fiscal Impacts: Public Utilities & Services: No outstanding issues Existing facility already adequately served.
Application Status: Staff supports the zoning conversion to the Revised 1993 Zoning Ordinance but does not support the lack of public access easement along the frontage of the property. Staff recommends that the application be forwarded to a Work Session to provide opportunity for compliance with 2010 CTP policy. Vicinity Map
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November 29, 2017 Josh Peters Department of Building and Development, Planning Division 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia 20177-7000 Re: Loudoun Tech Center Section 1 Lot 4A ZRTD-2017-0011 Dear Mr. Peters: Loudoun Water has reviewed the referenced special exceptions and offers no objection to approval. Public water and sanitary sewer service would be contingent upon the developer s compliance with our Statement of Policy; Rate, Rules and Regulations; and Engineering Design Manual. Should you have any questions, please do not hesitate to contact me or Julie Atwell. Sincerely, Dominic Powers, EIT Project Engineer Attachment 5
Peters, Joshua From: Sent: To: Cc: Subject: Elkins, Josh Tuesday, May 22, 2018 8:25 AM Peters, Joshua Mohn, Christopher Loudoun Tech Center ZRTD-2017-0011 Josh, All of my comments were addressed with the latest submission and I have no other comments at this time. Let me know if you have any questions. Thanks, Josh Joshua Elkins, PLA, CZO Planner Department of Planning & Zoning 1 Harrison Street, SE, 3 rd Floor Leesburg, Virginia 20175 (703) 777 0652 (direct) (703) 777 0246 (main) Visit Us On The Web: https://www.loudoun.gov/planning This e mail is not intended to be and shall not be deemed to be an official order, requirement, decision or determination made by or on behalf of the Zoning Administrator. In keeping with the Virginia Freedom of Information Act (FOIA), emails and all attachments may be released to others upon request for inspection and copying without prior notification. 1
County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: November 7, 2017 TO: FROM: CC: SUBJECT: Josh Peters, Project Manager Josh Elkins, Planner Chris Mohn, Deputy Zoning Administrator ZRTD-2017-0011, Loudoun Tech Center, Section 1, Lot 4A Pin #: 020-45-8287 Tax Map #: /81///6/////4A The subject property listed above (Property) is zoned Planned Development Industrial Park (PD-IP), under the 1972 Loudoun County Zoning Ordinance. The Property is located in the Route 28 Tax District, Corridor Business (CB) Optional Overlay. The proposed application proposes to rezone the Properties to Planned Development Industrial Park (PD-IP), under the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance). Staff has reviewed the information provided in the October 25, 2017 referral memorandum and offers the following comments: 1. Be advised that this referral applies solely to the requested ZRTD and does not imply or otherwise constitute approval of any existing uses and/or improvements, as such existing conditions are not subject to either review or approval with this application. Moreover, neither this referral nor approval of the ZRTD application constitutes a determination regarding the legality or permissibility of any potential future use and/or improvement on the Property. 2. Any Proffer statement submitted in connection with this application should indicate that the conversion is to the Revised 1993 Loudoun County Zoning Ordinance, as amended, if the applicant would like to utilize future amendments to the Zoning Ordinance.
ZRTD-2017-0011 November 7, 2017 Page 2 of 2 3. Edit General Note 7(b) on the Cover Sheet to state that the proposed zoning is PD-IP Planned Development Industrial Park (revised 1993 Zoning Ordinance, as amended ) if the applicant would like to utilize future amendments to the Zoning Ordinance.
County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: June 5, 2018 TO: FROM: Josh Peters, Project Manager Department of Planning and Zoning Deborah Miller, Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZRTD 2017-0011 Loudoun Tech Center, Section 1, Lot 4A Second Referral Background This referral updates the status of comments noted in the first Department of Transportation and Capital Infrastructure (DTCI) referral on this application, dated November 27, 2017. This Zoning Map Amendment in the Route 28 Tax District (ZRTD) application proposes to rezone approximately 3.00 acres from the Planned Development Industrial Park (PD-IP) zoning district under the 1972 Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance as amended. The site is located along the east side of Ridgetop Circle (VA Route 1790), approximately 500 feet north of Woodshire Drive (VA Route 1792). Department of Transportation and Capital Infrastructure (DTCI) review of this application is based on materials received from the Department of Planning and Zoning (DPZ) on May 8, 2018, including: (1) an Information Sheet, not dated; (2) a Statement of Justification prepared by the Applicant, dated January 16, 2018; (3) a letter responding to first referral comments prepared by the Applicant, dated May 7, 2018; and (4) a plan set, including a Concept Development Plan (CDP) prepared by Mark W. Jefferies, P.E., sealed October 17, 2017 and revised through January 8, 2018. Executive Summary Due to the general nature of this type of proposal, DTCI has provided comments for information only and, therefore, has no overall recommendation on this ZRTD application. Staff is available to meet with the Applicant to discuss the comments noted in this referral. Status of Transportation Comments and Recommendations Staff comments from the first DTCI referral (November 27, 2017), as well as the Applicant s responses (quoted directly from its May 7, 2018 comment response letter), and comment status are provided below. 1. Initial Staff Comment (First referral, November 27, 2017): DTCI understands that zoning conversions typically do not involve a specified land use and that the Board of Supervisors
ZRTD 2017-0011 Loudoun Tech Center Section 1 Lot 4A DTCI Second Referral Comments June 5, 2018 Page 2 wishes to facilitate the conversions by not requiring detailed plans and studies. Therefore, DTCI is not making specific recommendations regarding traffic impacts for this proposed conversion. Applicant s Response (May 7, 2018): The Applicant acknowledges this comment. Comment Status: Advisory comment only. 2. Due to the absence of specific development information, the Applicant s concept development plan cannot be evaluated for specific transportation improvements. Therefore, it is unclear what site-specific transportation related improvements may be needed. Applicant s Response (May 7, 2018): The Applicant acknowledges this comment. Comment Status: Advisory comment only. 3. In conformance with the County s Comprehensive Plan (2010 CTP, Chapter 4, Bicycle and Pedestrian Facilities Policies for Roadways, Policies 1 and 2) and the 2003 Bicycle and Pedestrian Mobility Master Plan, the Applicant should provide a 9-foot wide public access easement for a future five-foot wide sidewalk along the property frontage. Applicant s Response (May 7, 2018): The Applicant acknowledges this comment. The Property, like all of the other parcels on Ridgetop Circle is completely built out. There is no adequate frontage along the right of way to provide a 9-foot wide public access easement for a future sidewalk. Comment Status: Comment not addressed. In accordance with the Comprehensive Plan policies cited above, the Applicant should provide a 9-foot wide public access easement for a future five-foot wide sidewalk along the property frontage. Such an easement would allow for a future sidewalk to match the existing five-foot wide sidewalk, just south of the site on PIN # 020-45-7846. cc: Lou Mosurak, Senior Coordinator, DTCI
County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: November 27, 2017 TO: FROM: Josh Peters, Project Manager Department of Planning and Zoning Marc Dreyfuss, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZRTD 2017-0011 Loudoun Tech Center, Section 1, Lot 4A First Referral Background This Zoning Map Amendment in the Route 28 Tax District (ZRTD) application proposes to rezone approximately 3.00 acres from the Planned Development Industrial Park (PD-IP) zoning district under the 1972 Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance as amended. The site is located along the east side of Ridgetop Circle (VA Route 1790) (a local street with 3,300 AADT per 2016 VDOT traffic volume estimates) approximately 500 feet north of Woodshire Drive (VA Route 1792). A vicinity map is provided as Attachment 1. Department of Transportation and Capital Infrastructure (DTCI) review of this application is based on materials received from the Department of Planning and Zoning (DPZ) on October 30, 2017, including: (1) an Information Sheet, dated October 25, 2017; (2) a Statement of Justification prepared by the Applicant, dated October 19, 2017; and (3) a plan set, including a Concept Development Plan (CDP) prepared by Mark W. Jefferies, P.E., sealed October 17, 2017. Executive Summary Due to the general nature of this type of proposal, DTCI has provided comments for information only and, therefore, has no overall recommendation on this ZRTD application. Staff is available to meet with the Applicant to discuss the comments noted in this referral. Countywide Transportation Plan Arterial and Collector Roadways The existing and planned transportation network is subject to the policies of the Countywide Transportation Plan (2010 CTP) and the Bicycle & Pedestrian Mobility Master Plan (2003 Bike & Ped Plan). There are no arterial or collector roadways in the immediate vicinity of the proposed development.
ZRTD 2017-0011 Loudoun Tech Center Section 1 Lot 4A DTCI First Referral Comments November 27, 2017 Page 2 Summary of Traffic Impacts Traffic Statement for Route 28 ZMAP Applications to the Current Zoning Ordinance The Route 28 Generalized Traffic Statement, approved by the Board of Supervisors in July 2012 for use with ZRTD applications and provided as Attachment 2, indicates that the intersection of Cascades Parkway (VA Route 1794), Nokes Boulevard (VA Route 1793), and Potomac View Road (VA Route 637) (the nearest intersection to the site included in the generalized traffic statement) operated at a LOS C during the AM peak period and a LOS D during the PM peak period, based on traffic data from the 2010-2011 timeframe. The generalized traffic statement also forecasts that in the future (2015) this intersection would operate at LOS C in the AM peak period and a LOS D in the PM peak period. Trip Generation from Proposed Development Due to the nature of ZRTD applications, this application was reviewed assuming that development on the site would not be limited to any specific use. DTCI understands that both the 1972 Zoning Ordinance and the 1993 Zoning Ordinance would allow for up to 0.4 FAR of PD-IP uses, while the Revised 1993 Zoning Ordinance, as currently amended would allow for development of up to 0.6 FAR of PD-IP uses and could yield approximately 26,136 additional square feet on the 3.00-acre site. Based on the trip rates published in the Institute of Transportation Engineers (ITE) Trip Generation Report, 9 th Edition, DTCI has developed the following table to show a comparison of trips potentially generated by the most intense traffic generating uses allowed by-right under these two variations of the Revised 1993 Zoning Ordinance. Table 1: Trip Generation Comparison for Loudoun Tech Center Section 1 Lot 4A ZRTD Development Program Approved Use (0.4 FAR) PD-IP 52,272 SF Office Uses Proposed Use (0.6 FAR) PD-IP 78,408 SF Office Uses ITE Code Sources: DTCI Staff (11/15/17), and ITE Trip Generation Manual, 9 th Edition. As shown in Table 1 above, both the 1972 Zoning Ordinance and the 1993 Zoning Ordinance could permit up to 100% office uses of up to 52,272 SF or 0.4 FAR on the site by-right. Under the current Revised 1993 Zoning Ordinance, development of the subject property could permit up to 100% office uses of up to 78,408 SF or 0.6 FAR. As such, this conversion could yield 41 more AM peak hour, 39 more PM peak hour, and 289 more daily vehicular trips than the existing zoning approvals on the property. Transportation Comments and Recommendations AM Peak Trips PM Peak Trips Weekday Total Trips 710 82 78 577 710 123 117 866 Trip Differential due to ZRTD +41 +39 +289 DTCI staff reviewed the Applicant s submitted materials, and has the following comments:
ZRTD 2017-0011 Loudoun Tech Center Section 1 Lot 4A DTCI First Referral Comments November 27, 2017 Page 3 1. DTCI understands that zoning conversions typically do not involve a specified land use and that the Board of Supervisors wishes to facilitate the conversions by not requiring detailed plans and studies. Therefore, DTCI is not making specific recommendations regarding traffic impacts for this proposed conversion. 2. Due to the absence of specific development information, the Applicant s concept development plan cannot be evaluated for specific transportation improvements. Therefore, it is unclear what site-specific transportation related improvements may be needed. 3. In conformance with the County s Comprehensive Plan (2010 CTP, Chapter 4, Bicycle and Pedestrian Facilities Policies for Roadways, Policies 1 and 2) and the 2003 Bicycle and Pedestrian Mobility Master Plan, the Applicant should provide a 9-foot wide public access easement for a future five-foot wide sidewalk along the property frontage. ATTACHMENTS 1. Site Vicinity Map 2. Route 28 Generalized Traffic Statement, Revised July 2012 cc: Kathleen Leidich, Assistant Director, DTCI Lou Mosurak, Senior Coordinator, DTCI
Site Vicinity Map ZRTD 2017-0011 Loudoun Tech Center Section 1 Lot 4A ATTACHMENT 1
COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING MEMORANDUM DATE: June 7, 2018 TO: CC: FROM: Josh Peters, Project Manager, Planning and Zoning Joseph Carter, Proffer Program Manager, Zoning Administration Marisa Whitacre, Proffer Specialist, Zoning Administration CASE NUMBER AND NAME: ZRTD-2017-0011 Loudoun Tech Center I have reviewed the Zoning Map Amendment dated July 2017, revised through January 8, 2018, and offer the following comments 1. Proffer 1. Please revise the last sentence to remove the portion that states and will take precedence over the Zoning Map Amendment Plat as no plat exists.
DATE: November 7, 2017 TO: FROM: Josh Peters, Project Manager, Department of Planning and Zoning Buddy Rizer, Executive Director, DED Prepared By: George Hoddinott, Development Process Manager, DED SUBJECT: Loudoun Tech Center, Section 1, Lot 1A - ZRTD 2017-0011 The Department of Economic Development s (DED) analysis of the above applications are detailed below in the following sections. Applicant Proposal 1. A Zoning Map Amendment to convert the property from PD-IP governed by the 1972 Zoning Ordinance to PD-IP governed by the Revised 1993 Zoning Ordinance DED Response Conversion of the property to the Revised 1993 Zoning Ordinance is supported by the Revised General Plan s Route 28 Policy Area which allows for additional uses not otherwise permitted under the 1993 Zoning Ordinance and 1972 Zoning Ordinance. The conversion allows additional flexibility for the property owner and potential developers to respond to current market demands. The low to medium density flex land often supports business establishment, growth and expansion for industries in the County s targeted clusters. Please contact George Hoddinott, george.hoddinott@loudoun.gov or 703-737-8274, for any follow-up questions or concerns. biz.loudoun.gov
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