Catoctin Creek Towne Center

Application submitted for review: October 23, 2013
The Purcellville Community Development Department has received a revised application to build an apartment complex and a 6 plus acre indoor/outdoor recreational facility on Hirst Road. The uses are proposed to be located on vacant land on the south side of Hirst Road starting at the corner of Maple and Hirst. The following information is available at this point in the application process.

Apartment complex.
  • The proposal is for 176 units in seven three story buildings.
  • 30 one-bedroom units and 146 two and three bedroom units are planned.
  • 422 parking spaces are proposed.
  • The development will have a clubhouse and pool
  • The property is currently zoned CM-1 and in order to proceed with the apartment complex the site must be rezoned to a district that allows multi-family residential units. They must also apply for a comprehensive plan amendment as the present commercial industrial designation does not allow multi family dwellings.
  • The proposed zoning is PDH-15 which allows for 15 dwelling units per acre. This allows for 205 units but only 176 units are being requested. For the Comprehensive Plan amendment, the applicant is proposing a multi family residential land use designation.
  • The parcel size will be 13.72 acres
  • Public sewer and water will be provided to the site.
  • A traffic impact analysis has been completed.
  • There will be one entrance and exit to the site. It will be on Hirst Road and will be approximately 1300 feet west from the Hirst and Maple intersection.
  • The six acre parcel between the rescue center and the apartment site is zoned commercial/industrial. The proposal is to rezone this land area to Mixed Commercial (“MC”).
  • The proposal is to construct a large multi-use indoor/outdoor recreational facility that would include miniature golf, bumper boats, electric go-carts, bowling alley, land for special events, etc.
  • The applicant will be applying for a Special Use Permit for the outdoor recreation component.
Overview of the review process:

Rezoning and Comprehensive Plan review. The rezoning request, the Special Use Permit and Comprehensive Plan amendment will be reviewed concurrently.
  1. Town Staff review. The Town’s Community Development Department has reviewed the applications and has determined that they are complete. There is a checklist of required submittals set forth in the Town ordinance that determines completeness and all the required materials have been submitted by the developer.
  1. A traffic impact analysis has been conducted by the developer and will be reviewed by the Town’s traffic engineer.
  1. Agency review. At this point in the process the Community Development Department will distribute the plan and application to the following agencies for review and comment: The Town of Purcellville Public Works Department; the Town of Purcellville consulting engineer; Virginia Department of Transportation; Loudoun County Department of Building and Development; Loudoun County Fire and Rescue; Loudoun County School Board; the Town planning staff. These agencies have 45 days to respond with comments to the Town. They will review the application for constancy with their policies and regulations. Once the Town has received the comments it will review the submission for consistency with the Town’s Comprehensive Plan and Zoning Ordinance. Once we get to a point where each staff comment has either been addressed or the applicant elects not to address it, the application is then forwarded to the Planning Commission for review.
  1. Planning Commission review. Staff will prepare a report to the Planning Commission evaluating the application. The Planning Commission will hold a public hearing. Virginia Code requires the public hearing to be advertised in a local newspaper and the ad must be placed at least once a week for two consecutive weeks prior to the hearing. The notice needs to include the time and place of meeting. The Virginia Code indicates the meeting cannot be less than five days or more than 21 days after the second advertisement. The advertisement goes in the Purcellville Gazette. Notice will also be posted on the Town of Purcellville website ( ). State Statute also requires written notification of the public hearing be sent to all abutting landowners.
  1. Following the public hearing the Planning Commission will provide the Town Council with a recommendation on approval or disapproval including any specific recommendations it feels are appropriate. The Planning Commission may take more than one meeting to review the application before it makes a decision. The Planning Commission meets on the first and third Thursday of every month.
Town Council review. The Town Council will hold a public hearing after it has received a recommendation from the Planning Commission. The public hearing advertising process is the same as the process for the Planning Commission. The public hearing will be published in the Purcellville Gazette on two consecutive Fridays at least three weeks prior to the actual hearing. Notice will also be posted on this website. The Town Council meets on the second and fourth Tuesday of every month.

Applicant Information

Branko Stupar, Trustee
c/o Meghan Rixey
6401 Little Leigh Ct.
Cabin John, MD 20818-1625

S.L. Nusbaum Realty Company
1700 Wells Fargo Center
440 Monticello Avenue
Norfolk, VA 23510

Applicant's Consulting Engineer:
Bowman Consulting
101 South Street, SE
Leesburg, VA 20175

Special Use Permit Information

Bill Tilley
Tilley’s Entertainment
43025 Hedgeapple Ct.
Ashburn. VA 20147

Town of Purcellville Contact Information

Community Development Department
Town of Purcellville
221 South Nursery Avenue
Purcellville, VA 20132
Patrick Sullivan

Freedom of Information Act (FOIA) requests should be directed to:
Diana Hays, Town Clerk
Town of Purcellville
221 South Nursery Avenue
Purcellville, VA 20132

Public Hearing and Review Schedule

Original Submission
October 2012

Revised Submission
BAR Application

Catoctin Creek Apts BAR comments and Deferral of Action Nov 26, 2012

Revised Plans

Revised elevations: Oct 4 Sept 19

Stupar CPAM Application

Mercke CPAM Application

CPAM Justification

Rezoning Stupar Application

Rezoning Mercke Application

Rezoning Justification for PDH

Rezoning Justification for MC

Occupancy Data

Tenant Criteria

Consultants engineering comments
Traffic Impact Analysis – Revised

Memo of Completeness

January 14th Revisions
Revised CDP and SUP Plans

Revised CPAM Justification

Revised Rezoning Justification for PDH

Revised Rezoning Justification for MC

Revised SUP Justification

Response to VDOT

Response to Kimley-Horn

Response to Town and Others

January 16th PowerPoint

January 16th Video (External)

Staff Report - January 27, 2014

Staff Report Addendum - February 6, 2014
Staff Report Addendum #2 - February 18, 2014

NVRPA Comments - February 18, 2014

Special Use Permit Exhibit - February 18, 2014

February 20th PowerPoint

Revised Staff Report - February 27, 2014

Staff Report Addendum #3 - February 28, 2014 Revised Proffer Statement – March 5, 2014

VDOT Reviews of January 14th Revisions – March 5-6, 2014

Response to Revised Staff Report – March 6, 2014

Planning Commission Motions – March 6, 2014