LOUDOUN COUNTY PLANNING COMMISSION AGENDA

Transcription

1 LOUDOUN COUNTY PLANNING COMMISSION AGENDA R E V I S E D TUESDAY, NOVEMBER 22, :00 PM PUBLIC HEARING LOCATION: Board Room 1 st Floor, Govt. Center Citizens are encouraged to call the Department of Planning on the day of the public hearing or meeting to confirm that an item is on the agenda, or, the most current agenda may be viewed on the Planning Commission s website at I. Call to Order II. Pledge of Allegiance III. Opening Remarks IV. Disclosures V. Closed Session (As Needed) VI. Public Hearing Items 1. ZCPA , SPEX , SIDP , Sunoco Inc. Nokes Boulevard DEFERRED (Staff Contact: Steve Barney) 2. ZRTD , Loudoun Tech Center Lot 12 (Staff Contact: Rick Hancock) 3. SIDP , INOVA Loudoun Medical Campus Sign Development Plan (Staff Contact: Rick Hancock) 4. ZMAP , CMPT , SPEX , SPMI , LCSB Western Loudoun Transportation Satellite Facility (Staff Contact: Steve Barney) 5. SPEX , Goose Creek Gardens and Pavilion DEFERRED (Staff Contact Judi Birkitt) 6. ZMAP , SPEX , National Conference Center East & National Conference Center East FAR; ZMAP , National Conference Center West (Staff Contact: Jackie Marsh) 7. SPEX , SPMI , SIDP , Commonwealth Center Mini-Warehouse (Staff Contact: Jackie Marsh) 8. ZOAM , Proposed Zoning Ordinance Amendment to Amend the Revised 1993 Loudoun County Zoning Ordinance to Establish New And/Or Revise and Clarify Existing Regulations in Regard to the Planned Development-Town Center (PD-TC) Zoning District (Staff Contact: Brian Wegener) 9. ZMAP , ZOAM , Proposed Zoning Map and Zoning Ordinance Text Amendments to Revise the Boundaries of the Floodplain Overlay District (Staff Contact: Glen Rubis) Staff Reports, Attachments and Plats for land use items can be accessed using the following link: Hearing assistance is available for meetings in the Board of Supervisors Meeting Room. FM Assistive Listening System is available at the meetings at all other locations. If you require any type of reasonable accommodation as a result of a physical, sensory or mental disability to participate in this meeting, contact the Department of Planning and Zoning at Please provide three days notice.

2 Page 2 PC Agenda Loudoun Online Land Applications (LOLA), is an online system that provides a user-friendly tool to access information regarding legislative land development applications and provides an additional opportunity for public input on the active applications. No new items shall be taken up at PlanningCommission Worksessions after 10:30 p.m. and the Commission shall adjourn promptly at 11:00 p.m., except as modified by the Commission. No new items shall be taken up at s after 11:30 p.m., and the Commission shall adjourn promptly at 12:00 a.m., except as modified by the Commission. In the event that the fourth Tuesday is a holiday or in the event the public hearing may not be held due to inclement weather or other conditions that make it hazardous to attend, the public hearing will be moved to the next day (Wednesday). In the event that Wednesday is a holiday or the Wednesday hearing may not be held due to inclement weather or other conditions that make it hazardous for members to attend, the public hearing will be held on the first Thursday of the next month. Worksessions of the Commission are non-public hearing business meetings and are to be held on the second Thursday of each month. In the event that the second Thursday is a holiday or the meeting may not be held due to inclement weather or other conditions that make it hazardous for members to attend, the meeting will be moved to the third Tuesday of the month. In the event that Tuesday is a holiday or the Tuesday meeting may not be held due to inclement weather or other conditions that make it hazardous to attend, the meeting will be held on the following Thursday. The meeting will be held at a place determined by the Chairman.

3 Date of Hearing: PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ZRTD , Loudoun Tech Center Lot 12 ELECTION DISTRICT: Broad Run District CRITICAL ACTION DATE: February 25, 2017 STAFF CONTACTS: APPLICANT: Richard W. Hancock, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning David Linton, Riverside Church Property, LLC PURPOSE: The purpose of this application is to convert a 4.21 acre property within the Route 28 Taxing District from the PD-IP (Planned Development Industrial Park) zoning district under the 1972 Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance. RECOMMENDATION: Staff - Staff supports the Planning Commission s recommendation of approval to the Board of Supervisors for the following reasons: 1. The Revised General Plan encourages property owners within the Route 28 Taxing District to convert to the Revised 1993 Zoning Ordinance. 2. Conversion to the Revised 1993 Zoning Ordinance allows additional permitted uses that may expand the County s fiscal tax base and offer additional employment opportunities. There are no outstanding issues. The application is ready for Commission action. SUGGESTED MOTIONS: 1. I move that the Planning Commission forward ZRTD , Loudoun Tech Center Lot 12, to the Board of Supervisors with a recommendation of approval, subject to the Proffer Statement dated October 11, 2016 (Attachment 1) and based on the Findings for Approval (Attachment 2) to the Staff Report. OR 2. I move that the Planning Commission forward ZRTD , Loudoun Tech Center Lot 12, to a work session for further discussion.

4 ZRTD , Loudoun Tech Center Lot 12 Page 2 OR 3. I move that the Planning Commission forward ZRTD , Loudoun Tech Center Lot 12, to the Board of Supervisors with a recommendation of denial. APPLICANT Riverside Church Property, LLC David Linton, Agent PARCELS/ACREAGE Table 1. Application Information REPRESENTATIVE Odin, Feldman & Pittleman, P.C. Russ Forno russ.forno@ofplaw.com Tax Map Number PIN Number Acreage /81/A10CM/100/ /81/A10CM/150/ /81/A10CM/200/ acres /81/A10CM/250/ ACCEPTANCE DATE August 29, 2016 ZONING ORDINANCE 1972 POLICY AREA Suburban Policy Area (Sterling Community) LOCATION Ridgetop Circle, Sterling, Virginia EXISTING ZONING PD-IP (Planned Development Industrial Park) Route 28 Optional CB (Corridor Business) Overlay District PLANNED LAND USE Route 28 Business CONTEXT: Location/Site Access The subject property is located south of the intersection of Ridgetop Circle and Woodshire Drive. Currently, access is provided by driveways from Ridgetop Circle and Woodshire Drive and two internal driveways connecting to the property to the south. Existing Conditions The subject property is currently developed as a two-story, 61,582 square foot office building. There are four condominium spaces within the building. It is vacant. The building is surrounded with existing parking for the office building. Surrounding Properties The subject site is surrounded by office buildings developed in the PD- IP zoning district. To the north and south the properties are subject to the 1972 Zoning Ordinance; to the east the 1993 Zoning Ordinance and to the west the Revised 1993 Zoning Ordinance.

5 Figure 1. Vicinity Map ZRTD , Loudoun Tech Center Lot 12 Page 3 SITE Directions From Leesburg, take E Market Street and then continue on VA-7 E. In about ten miles, turn right onto Loudoun Tech Drive, then turn left onto Ridgetop Cir in a quarter mile. The subject site will be on the left in less than a half mile. Background The subject property is located within the Route 28 Tax District, which generates funds for large-scale transportation improvements to Route 28. In accordance with Virginia State Code, property owners in the Route 28 Tax District are not subject to County-initiated changes to the Zoning Ordinance, but may opt into the current zoning ordinance by request. As such, this property is currently regulated by the 1972 Zoning Ordinance. The Applicant has or has not held any Community Meetings. There are no public comments regarding the subject applications on Loudoun Online Land Application System (LOLA). Staff has received no , phone, or in person comments regarding this application. PROPOSAL: The Applicant is seeking a zoning conversion from PD-IP (Planned Development-Industrial Park) under the 1972 Zoning Ordinance to PD-IP under the Revised 1993 Zoning Ordinance in order to permit the development of all principal and accessory uses permitted in the PD-IP zoning district under the Revised 1993 Zoning Ordinance at a maximum Floor Area Ratio (FAR) of 0.60 (up to 1.0 by Special Exception). An existing special exception (SPEX also designated in County records as SPEX ) will still apply to the office use although any changes will

6 ZRTD , Loudoun Tech Center Lot 12 Page 4 need to comply with the Revised 1993 Zoning Ordinance. The Applicant and part owner of the building will conduct church services at this location. A title company and other office uses will also operate from this building. As is customary with zoning conversions, the proffer statement does not propose a specific use for the building on site. The PD-IP district is established for light and medium industrial uses and office uses designed with a park-like atmosphere. Examples of such uses include flex industrial, manufacturing, distribution facility, warehousing, wholesale trade establishment, and business service establishment. OUTSTANDING ISSUES: There are no outstanding issues with this application. The Revised General Plan policies support the conversion of properties in the Route 28 Taxing District to the current Zoning Ordinance. POLICY ANALYSIS: Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section (E) of the Revised 1993 Zoning Ordinance states that if an application is for a reclassification of property to a different zoning district classification on the Zoning Map, the Planning Commission shall give reasonable consideration to six (6) factors or criteria for approval. These criteria for approval are organized below by category, followed by Staff s analysis. LAND USE: ZO (E)(1) Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality. Analysis There are no outstanding land use issues. The Revised General Plan provides policy direction encouraging property owners within the Route 28 Tax District to convert to the Revised 1993 Zoning Ordinance to provide consistent development patterns within the District. The site is located within the Sterling Community of the Suburban Policy Area. The Route 28 Corridor Plan Land Development Patterns Map identifies the subject property as suitable for Route 28 Core uses, where premier, highly-visible Office Clusters adjacent to Route 28 are supported. Office Clusters are defined as high-quality office buildings containing four or more stories and located within areas that provide significant visibility and proximity to heavily traveled roadways. COMPATIBILITY: ZO (E)(2) The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values. ZO (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Analysis There are no compatibility issues. Although the applicant does not specify a use with this application, the site is located in an established area surrounded by other properties similarly

7 ZRTD , Loudoun Tech Center Lot 12 Page 5 zoned. The range of uses allowed in the proposed PD-IP zoning district are also compatible with uses in the vicinity. ENVIRONMENTAL AND HERITAGE RESOURCES: ZO (E)(5) Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts. ZO (4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality (including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. Analysis Staff has identified no outstanding environmental issues. The site is previously developed and the application does not include a development proposal. The Applicant is required to meet Zoning Ordinance and FSM requirements that would protect environmental resources upon any future expansion of development on the site. TRANSPORTATION: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district [emphasis added]. ZO (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis This application has no outstanding transportation issues. Consistent with the streamlined review process for zoning conversions in the Route 28 Tax District, the Applicant has submitted the County s Traffic Statement for Route 28 ZMAP Applications to the Current Zoning Ordinance (also known as the Route 28 Generalized Traffic Statement ). This generalized traffic statement provides current and future conditions of major roads and intersections throughout the Route 28 Tax District. FISCAL IMPACTS: ZO (E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. Analysis There are no outstanding fiscal issues. Since the proposed PD-IP zoning district under the Revised 1993 Zoning Ordinance allows for a broader range of uses than the PD-IP zoning district under the 1972 Zoning Ordinance, the rezoning is anticipated to create the opportunity for more economically viable uses on the subject property, which would likely generate employment opportunities and increase the tax base. PUBLIC UTILITIES/PUBLIC SAFETY: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. (6) The protection of life and property from impounding structure failures. [emphasis added] (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian

8 ZRTD , Loudoun Tech Center Lot 12 Page 6 connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis There are no outstanding public utility or safety issues associated with the application. Adequate facilities exist to serve the range of PD-IP uses permitted under the Revised 1993 Zoning Ordinance. Existing water and sewer lines are located in the vicinity of the subject property. The property will be served by the Cascades Fire and Rescue Station. ZONING ANALYSIS: Staff have identified no outstanding zoning issues associated with the application. This application proposes to retain the PD-IP zoning district but convert its administration to the most current version of the Revised 1993 Zoning Ordinance. Language in the proffer statement would subject the site to any future zoning ordinance amendments. ATTACHMENTS: 1. Proffer Statement ( ) 2. Findings for Approval 3. Applicant Statement of Justification 4. Referral Comments 5. Applicant Response to Referral Comments 6. Concept Development Plan ( ) The staff report and associated attachments, as well as referral agency comments, can be viewed online at either (Select Planning Commission Documents ) or on the Loudoun Online Land Applications System (LOLA) at (Search ZRTD ).

9 Date of Hearing: PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: SIDP , Inova Loudoun Medical Campus Ashburn District CRITICAL ACTION DATE: February 16, 2017 STAFF CONTACTS: APPLICANT: Richard W. Hancock, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning H. Patrick Walters, Loudoun Hospital Center PURPOSE: The Applicant is requesting Sign Development Plan (SIDP) approval to modify the sign standards for signs at the Inova Medical Campus in Lansdowne; including, the maximum number, area, and height of permitted signs. RECOMMENDATION: Staff - Although the proposed SIDP generally establishes coordinated wayfinding to assist patrons and visitors at the expanding Inova Loudoun Medical Campus, staff is concerned with the numbers and sizes of proposed signs. For this reason, staff recommends the application be forwarded to a worksession for further discussion prior to the Planning Commission s recommendation to the Board of Supervisors. SUGGESTED MOTIONS: 1. I move that the Planning Commission forward SIDP , Inova Loudoun Medical Campus, to a worksession for further discussion. OR 2. I move that the Planning Commission forward SIDP , Inova Loudoun Medical Campus, to the Board of Supervisors with a recommendation of approval, subject to the Conditions of Approval dated (Attachment 1) and based on the Findings for Approval (Attachment 2) to the Staff Report. OR 3. I move that the Planning Commission forward SIDP , Inova Loudoun Medical Campus, to the Board of Supervisors with a recommendation of denial.

10 APPLICANT Loudoun Hospital Center H. Patrick Walters, CEO PARCELS/ACREAGE SIDP , Inova Loudoun Medical Campus Page 2 Table 1. Application Information REPRESENTATIVE Walsh Colucci Lubeley & Walsh PC Kimberlee Welsh Hise, AICP khise@thelandlawyers.com Tax Map Number PIN Number Acreage /62///2/////2/ acres ACCEPTANCE DATE June 20, 2016 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Ashburn Community) LOCATION north side of Harry Byrd Highway (Route 7), on the east side of Lansdowne Boulevard (Route 2400) and the south side of Riverside Parkway (Route 2401) at Riverside Parkway, Leesburg, Virginia EXISTING ZONING PD-OP (Planned Development Office Park) PLANNED LAND USE Keynote Employment CONTEXT: Location/Site Access The subject property is located on the east side of Lansdowne Boulevard (Route 2400), south of Riverside Parkway (Route 2401), in the northeast quadrant of the Route 7- Lansdowne Boulevard interchange. The site is served by three full access driveways on Riverside Parkway (the two westernmost entrances are existing), a right-in only from northbound Lansdowne Boulevard, and a total of three heliports. Existing Conditions The subject property is the site of the Inova Loudoun Hospital campus. Tree conservation and wetland areas exist at the southern portion of the site along the Route 7. There are no significant architectural or archeological sites on the property. Surrounding Properties On the north side of Riverside Parkway lie medical office buildings zoned PD-OP and undeveloped parcels. To the south is the Lansdowne Boulevard/Route 7 interchange, as well as commercial office and retail properties zoned PD-IP, PD-OP, and RC. Opposite Lansdowne Boulevard to the west are one office building and vacant parcels, two of which are the active applications, ZMAP (Poets Walk) and ZMAP (Lansdowne Congregate Living Facility). Property to the east is undeveloped and part of Janelia Farms, zoned PD-RDP, as well as a Shenandoah University Northern Virginian campus building, zoned PD-OP.

11 Figure 1. Vicinity Map SIDP , Inova Loudoun Medical Campus Page 3 Directions From downtown Leesburg, drive east southeast on E Market Street towards Ashburn for 5.6 miles. Take the Lansdowne Boulevard (Route 2400 N) exit from Route 7 for 0.5 miles. Turn Right on Riverside Parkway and another right into the parking lot of the site. Background Inova s Loudoun Hospital and medical campus in Lansdowne is expanding, approved last year to expand the Hospital use from 318,222 sf to 1,238,000 sf (total increase of 919,778 sf). Pending applications ZMAP and SPEX , Loudoun Hospital Center, would increase the potential building area on the 88-acre site to approximately 1.5 million square feet of healthcare related uses. The Applicant has not held any Community Meetings. There are no public comments regarding the subject applications on Loudoun Online Land Application System (LOLA). Staff have corresponded with the Lansdowne Conservancy which is also reviewing this request. PROPOSAL: The Applicant proposes a Sign Development Plan (SIDP) (Attachment 3) to establish alternate standards for the type, number, size, height, and location of signs for the Inova Loudoun Medical Campus. The proposed SIDP comprises descriptions and designs of 15 proposed sign types and a

12 SIDP , Inova Loudoun Medical Campus Page 4 map depicting the proposed locations. These proposed signs are regulated by the Zoning Ordinance under four sign categories: signage for hospitals, public identification in a PD zone, informational signs, and on-site directional signs. The Zoning Ordinance makes no allowance for building size or street frontage when determining sign area. The request exceeds the numbers and sizes of permitted signage for the site, especially informational signs. A sign matrix (Attachment 4) comparing the requirements of this section of the Zoning Ordinance with the proposal is also included with the application. The following, Table 2, includes the proposed signs to be modified by the SIDP. Table 2: Proposed Signs SIGN TYPE PERMITTED SIDP LABEL Public/Quasi- Public; Hospital (D)(2)(c) Public Identification Signs in the PD Quantity: 1 sign per vehicular entrance, 1 per public entrance to building; Size: 50SF; Illumination: backlight or white light; Freestanding or building mounted, roofline; Height: 8 ; Setback: 10 ; Advertising: none Quantity: 2 signs; Size: 25SF; Illuminated; Freestanding; BEI Building Entrance BID1 Building Identifier 1 CDL Canopy Dimensional Letters DLL Dimensional Letters Logo EID Emergency ID Sign MID Main Entrance Sign SID Site Identifier PROPOSED MODIFICATIONS 3 signs, 14 SF; building mounted; LED, photocell control 2 signs; 282SF; placed on penthouse above roof; LED, photocell control 2 signs; 52 SF; building mounted; LED, photocell control 1 sign; 149SF; no illumination; wall mounted 2 signs; 49SF; building mounted; LED, photocell control 2 signs; 81 SF; freestanding, 9 11 high; LED, photocell control; INOVA logo & name 1 sign, 177SF, 12 8 high; LED, photocell control; logo PAGE SIDP MATRIX

13 SIDP , Inova Loudoun Medical Campus Page 5 District, project 20 acres (D)(3)(b) Height: 10 ; Setback: 10. DOC Dock Identifier Sign 6 signs; 12SF; building mounted, non-illuminated; no logo 6 8 Miscellaneous Signs; Informational signs (D)(7)(e) Quantity: 1 per use; Size: 2SF; Illumination: backlight or white light; Freestanding or building mounted; Height: 5 ; Setback: 5 ; Advertising: names, logos only. GCB Garage Clearance Bar GEI Garage Entrance Identifier PID Parking Area Identifier PGF Projecting Garage Flag 4 signs; 9SF; building mounted; non-illuminated; no logo 2 signs; 40SF; building mounted; LED, photocell controlled; no logo 26 signs; 4SF; mounted to light pole, 12 high; nonilluminated, no logo 2 signs; 29SF; building mounted; LED, photocell control; no logo PGGF Parking Garage Graphic Film 4 signs; 39SF; building mounted; non-illuminated; no logo 18 7 Miscellaneous Signs; Directional signs, On-site (D)(7)(j) Quantity: no max; Size: 4SF; Illumination: backlight or white light; Freestanding; Height: 3 ; Setback: 5 ; Location: only at change in direction; Advertising: names, logos only. PDR Primary Directional Sign SDR Secondary Directional Sign 2 signs; 32SF; 8 high; LED, photocell control; no logo 9 signs; 18SF; 4 9 high; LED, photocell control; no logo OUTSTANDING ISSUES: Staff is concerned with the number and size of signs that exceed the amount permitted by ordinance. Staff also recognizes that the Zoning Ordinance may not allow

14 SIDP , Inova Loudoun Medical Campus Page 6 the necessary signage for a building of this size on a campus this large. Additional discussion is necessary before making a recommendation. POLICY ANALYSIS: Sign Development Plan (SIDP) Criteria for Approval - Zoning Ordinance Section (E)(1) of the Revised 1993 Zoning Ordinance states that when considering a Sign Development Plan, the Planning Commission shall give reasonable consideration to six factors. These criteria for approval are organized below by category, followed by staff s analysis. A. Site Identification: (E)(1)(a) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. (b) Clearly identify places of business or communities, while avoiding unnecessary redundancy. Analysis Overall, the proposed sign plan creates clear, coordinated direction to assist patients, visitors and employees navigate throughout the medical campus consistent with the Ordinance requirement. It includes a variety of building signs and directional wayfinding signs within the medical campus. There are however more and larger signs than otherwise permitted in the Zoning Ordinance, but this is a large, 88-acre medical campus with a hospital that has been approved to expand to over 1.2 million square feet and additional space for other future healthcare uses. Additional discussion of the proposed signs is necessary prior to recommending action on the proposal. B. Compatibility: (E)(1)(c) Demonstrate compatibility with and be subordinate to the structures and land uses referenced by the sign. (f) Provide a sufficient number of graphic messages or displays without creating competing demands for visual attention. Analysis The proposed signs share a common design, theme, message, and color palette for the medical campus. The sign plan creates a sense of hierarchy and coordination consistent with the Ordinance standard. Project signs are visible from roadways leading to the campus, then directional signs guide the visitor upon entering the site and at vehicle intersections. Buildings and parking are clearly identified to provide clear guidance. C. Environmental: (E)(1)(d) Address impacts to the night sky. (e) Incorporate energy efficient measures, where possible. Analysis The proposed signs are non-illuminated and LED illuminated to address light pollution and energy efficiency. Additionally, the LED signs have photocell control to limit illumination during nighttime. ZONING ANALYSIS: The Applicant has revised the proposed Sign Development Plan in accordance with staff comments and Zoning Ordinance requirements.

15 SIDP , Inova Loudoun Medical Campus Page 7 ATTACHMENTS: 1. Conditions of Approval ( ) 2. Findings for Approval 3. Sign Development Plat ( ) 4. SIDP Matrix ( ) 5. Applicant Statement of Justification 6. Referral Comments 7. Applicant Response to Referral Comments The staff reports and associated attachments, as well as referral agency comments, can be viewed online at either (Select Planning Commission Documents ) or on the Loudoun Online Land Applications System (LOLA) at (Search SIDP

16 Date of Hearing: PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ZMAP , CMPT , SPEX & SPMI LCSB WESTERN LOUDOUN TRANSPORTATION SATELLITE FACILITY ELECTION DISTRICT: Catoctin District CRITICAL ACTION DATE: December 30, 2016 STAFF CONTACTS: APPLICANT: Steve Barney, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Loudoun County School Board PURPOSE: The Applicant has submitted the following applications: 1. A Zoning Map Amendment (ZMAP) to rezone approximately 1.83 acres from the JLMA- 3 (Joint Land Management Area-3) zoning district to the RC (Rural Commercial) zoning district; 2. A Commission Permit (CMPT) to allow public buildings, facilities and uses that together constitute a permanent Western Loudoun Transportation Facility and other governmental uses in the RC zoning district; 3. A Special Exception (SPEX) to permit the establishment of any one permitted use in excess of 10,000 square feet in gross floor area in the RC zoning district; and 4. A Minor Special Exception (SPMI) to amend buffer yard requirements. RECOMMENDATION: Staff supports the Planning Commission s recommendation of approval to the Board of Supervisors for the proposed Zoning Map Amendment, Special Exception and Minor Special Exception for the following reasons: 1. The proposed Zoning Concept Plan Amendment, Special Exception, and Minor Special Exception applications generally conform to the policies for Towns contained in the Revised General Plan;

17 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 2 2. The proposed uses will not require any additional land disturbance or impact any aspects of the Green Infrastructure as identified in the Revised General Plan; and 3. Modification of the buffer yard requirements of the Ordinance would not create a significant adverse visual impact on adjacent properties. Additionally, Staff recommends Planning Commission approval of the Commission Permit for the following reasons: 1. The use of the subject property by the County for a transportation service center and recycling center is consistent with the land use, public facilities and environmental policies of the Revised General Plan. 2. Transportation impacts have been mitigated by Condition of Approval requiring the construction of frontage improvements and submission of a traffic signal warrant study. There are no outstanding issues. The applications are ready for Commission action. The Applicant has been provided the Staff-recommended Conditions of Approval for review. SUGGESTED MOTIONS: 1. I move that the Planning Commission forward ZMAP , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility, to the Board of Supervisors with a recommendation of approval, subject to the Proffer Statement dated October 14, 2016 and the Conditions of Approval in the Planning Commission Public Hearing Staff Report, and based on the Findings for Approval in the Staff Report. OR 2. I move that the Planning Commission forward ZMAP , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility, to a work session for further discussion. OR 3. I move an alternate motion. AND 1. I move that the Planning Commission approve CMPT , LCSB Western Loudoun Transportation Satellite Facility based on the Commission Permit plan set entitled LCPS Valley Service Center Commission Permit Plat, Zoning Map Amendment, Minor Special Exception, Special Exception prepared by Bowman Consulting, dated November 2015, revised through October 14, 2016, based on the Findings for Approval in the

18 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 3 Staff Report and forward it to the Board of Supervisors for ratification. OR 2. I move that the Planning Commission forward CMPT , LCSB Western Loudoun Transportation Satellite Facility, to a work session for further discussion. OR 3. I move an alternate motion. APPLICATION INFORMATION: APPLICANT Sam Adamo, Director Sara Howard-O Brien, Land Management Spv. Loudoun County Public Schools ; Sara.HowardOBrien@lcps.org PARCELS/ACREAGE REPRESENTATIVE Sam Adamo, Director Sara Howard-O Brien, Land Management Spv. Loudoun County Public Schools ; Sara.HowardOBrien@lcps.org Tax Map Number PIN Number Acreage /36////////52G /36////////52D /36////////52A 4.46 ACCEPTANCE DATE LOCATION December 30, 2015 The south side of West Colonial Highway (Route 7) between Madison Avenue and Francis Farm Place in the Catoctin Election District. ZONING ORDINANCE Revised 1993 POLICY AREA Purcellville Joint Land Management Area (JLMA), Hamilton JLMA CONTEXT: EXISTING ZONING JLMA-3 (Joint Land Management Area-3) RC (Rural Commercial) PLANNED LAND USE Residential / Rural within JLMA Location/Site Access The 8.35 acre subject property is located on the south side of West Colonial Highway (Business Route 7) between the Towns of Purcellville and Hamilton within their Joint Land Management Areas (JLMAs) and is made up of three parcels. The site is currently served by two full-movement entrances on Business Route 7. The Applicant proposes to consolidate the entrances to a single entrance aligned with a driveway for the school located on the north side of Business Route 7 and to add a right turn lane into the property, as described in the Transportation Analysis section of this report.

19 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 4 Existing Conditions The subject property is occupied by a 7,200 square foot, one-story brick building near the center of the property. The building is used for offices and vehicle maintenance by the County. A fueling station with above ground storage tanks is located to the rear of the building. Several large, open sheds used for equipment storage are located near the rear of the property. The total square feet of all existing buildings on the site is 18,000 square feet per the Statement of Justification (SOJ). The remainder of the property is occupied by either gravel or paved parking used for bus and vehicle storage as well as a small County Treasurer vehicle impoundment lot. A recycling drop-off center surrounded by a chain link fence is located at the front of the property near Colonial Highway (Business Route 7). Surrounding Properties Existing land uses and zoning categories on properties surrounding the subject site include: North: LCPS Harmony Middle School / Culbert Elementary School (AR-1 and JLMA-3) South: Single-family residential (JLMA-3) East: Open space lot - Hamilton Acres Homeowners Association (JLMA-1); Single-family residential (JLMA-3) West: Single-family residential (JLMA-3) Directions From Leesburg, go west on Market Street, then continue onto Route 7 West. Follow Route 7 West for 5.7 miles. Take the VA-287 S (Berlin Turnpike) exit toward VA-7 BUS/Purcellville/Lovettsville. Follow Berlin Turnpike south to the traffic circle (.6 miles), then take the 3rd exit from the traffic circle. Follow Business Route 7 West (Colonial Highway) for.5 mile. The driveway for the subject property (38159 W Colonial Highway) immediately follows Francis Farm Place on the right (south) side of the road. Figure 1: Vicinity Map

20 PROPOSAL: Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 5 The Applicant has submitted a single plat (the Plat) which combines the Applicant s requests for a Zoning Map Amendment, Commission Permit, Special Exception, and Minor Special Exception. The rationale for the Applicant s proposal is detailed in two separate SOJs for (1) the Zoning Map Amendment, Commission Permit and Special Exception; and (2) the Minor Special Exception. Zoning Map Amendment The Applicant seeks a Zoning Map Amendment to rezone a 1.83-acre parcel (a portion of the subject property) from the JLMA-3 district to the RC district in order to create a consistent zoning designation over the entire property and to allow the following uses: 1. public utility service center, without outdoor storage; 2. recycling collection center, small; and 3. contractor s service establishment, limited to landscape contractors and lawn maintenance services The Applicant proposes to increase the rear yard building setback to 60 feet from the 30 feet currently required, and to reduce both the allowable floor-area ratio (FAR) from.4 to.25 and the permitted lot coverage from.7 to.25. Figure 2: Existing Zoning Steep Slopes Possible Wetlands

21 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 6 Commission Permit - The Applicant requests a Commission Permit (CMPT) to establish a transportation service center and recycling center use. The Applicant currently leases the property and has been operating these uses as a temporary facility, and seeks to purchase the property and establish a permanent facility. The applicant is proposing to retain the ability to redevelop the site in the future. Sheets 3 and 3A of the Plat illustrate the extent of the future land disturbance and also establish FAR and setback standards. While a detailed design is not available, the zoning limits of the RC zoning as well as additional limits provided in the Conditions of Approval and shown on the Plat provide a building envelope sufficient to illustrate the character and extent of the future facility. Per the SOJ, the Applicant intends to maintain the uses as currently situated until such time as funding is approved for the redevelopment of the site. In the future, it is anticipated that the site will be redesigned and new maintenance, fueling and/or storage facilities will be constructed. The only potential short term changes identified by the Applicant are the addition of storage space as shown on the CDP, reprogramming the County Treasurer vehicle impoundment lot (County staff has advised that this use is no longer needed in this location) for bus parking, installing required landscaping, and constructing entrance improvements. Additionally, a right turn lane into the property and a sidewalk along the property frontage will be added. Ultimately, the Applicant will consolidate the three existing lots into a single property. Figure 3: Commission Permit and Zoning Concept Development Plan

22 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 7 As to future redevelopment of the property, it is the intent of the applications that the uses may be reconfigured on the site at applicant s discretion without further legislative action, provided that such changes are consistent with the building and lot standards identified on the Plat. The SOJ states that the adopted Loudoun County School Board (LCSB) Capital Improvement Program (FY ) identifies the need for a Western Loudoun Transportation Satellite Facility. The SOJ also states that the site is ideally situated for such a facility to support the needs of western Loudoun County. To address screening, the Applicant proposes a modified Type 4 landscape buffer varying in width from 20 feet (front) to 25 feet (side) and 30 (rear) around the perimeter of the property, together with the use of existing landscaping located on the Applicant s property. Special Exception The Applicant requests a Special Exception (SPEX) to allow any one permitted use in excess of 10,000 square feet in gross floor area, per Section 2-904(A). While there are several uses located on the site, the collective square footage of these uses is in excess of 10,000 square feet and the uses, together, constitute the LCPS Western Loudoun Transportation Satellite Facility. The proposed Special Exception will address both the existing uses and the proposed, future redevelopment of the site. Minor Special Exception The Applicant seeks approval of a Minor Special Exception to: 1. Eliminate the 6-foot high fence, wall or berm required for a Type 4 Buffer Yard, and modify the types of required plantings per 100 linear feet of property line for the side and rear buffer yards. 2. Permit buffer yards to be relocated to reflect existing topography in lieu of being located along the perimeter of the subject property. Figure 4: Existing Landscaping, Southern and Western Property Lines

23 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 8 The SOJ for the proposed Minor Special Exception as well as Sheets 5-9 of the Plat identify proposed changes to landscaping requirements, as summarized below: Table 1: Proposed Buffer Yard Plantings Buffer Yard West (Side), D-A South (Rear), C-D East (Side), B-C North (Front), A-B Adjacent Use Canopy Trees Type 4 Buffer Yard Plantings (Required / Provided) Understory Trees Shrubs Evergreen Trees Residential 14/4 34/39 68/122 55/76 Residential 9/9 23/8 46/0 37/97 HOA open space lot; residential Business Route 7 / LCPS middle and elementary schools 15/1 37/16 74/0 59/74 23/23 17/17 112/123 0/0 Applicant Comments Reduce canopy trees and increase understory trees, shrubs and evergreens, in order to provide yearround screening and to fill in the space between the ground and lower branches of the existing off-site evergreens. Reduce understory trees, eliminate shrubs and significantly increase evergreens. Location of plantings modified to reflect existing topography and supplement on-site and off-site existing vegetation. Reduce canopy and understory trees, eliminate shrubs, and increase evergreens. No modification proposed with the exception of increased shrub plantings. No buffer currently exists. The Applicant met with nearby property owners in February, 2016 to discuss the proposed use and the landscaping buffers. Per the Applicant, some nearby property owners indicated a preference for landscaping in lieu of a solid fence/wall. Based on this input, the Applicant has requested a modification to eliminate the solid fence/wall from the Type 4 buffer yard requirements. Staff notes that there is an existing farm style, four board fence along the property line where the subject site abuts single-family residential uses.

24 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 9 There is substantial, existing landscaping along the southern (rear) and western (side) property lines. This landscaping is predominantly located off-site. Per the Applicant, the proposed landscaping modifications are intended to augment the existing landscaping. The Applicant has proposed to relocate some planting locations from the southern and eastern buffer yards towards the center of the property in order to improve the effectiveness of the proposed screening. BACKGROUND: Per the SOJ, the building on the site was originally constructed in 1952, for the sales and repair of farm equipment as a John Deere dealership. The Loudoun County Public Schools (LCPS) and County Service Center has been in operation as a temporary on the subject property since 2002 through a lease agreement with the owner. The County-operated facility is used for bus and vehicle storage, vehicle repair and maintenance, and vehicle fueling. The site also contains a recycling center which is open to the public. By letters dated 7/11/07 and 10/21/10 (see Attachment 9) the Loudoun County Planning Department determined that this facility did not need a Commission Permit as a temporary facility. However, the Planning Department advised that a Commission Permit would be required in the event that the use should transition to a permanent facility. The current, approved uses (per STPL ) for the 6.52 acre RC-zoned portion of the site are as follows: LCPS bus maintenance and bus parking LCPS and County fleet fueling County recycling center County impoundment lot LCPS and County materials and equipment storage Five area residents posted comments on the Loudoun Online Land Application System (LOLA) under CMPT in February, 2016 regarding the Applicant s proposal. Comments addressed issues such as impacts on adjoining residential properties; adequate public notice; diesel exhaust; traffic; noise; lighting; buffering; and hazardous chemicals. The Applicant met with surrounding neighbors to respond to these concerns. Subsequently, the Applicant addressed existing site issues regarding lighting, removal of downed trees, and drainage. The Applicant also planted nine evergreen trees along the western property at the request of area residents. The Applicant conducted a community meeting on July 28, Five residents were in attendance. Attendees noted concerns regarding landscaping, traffic, and the location and extent of future site improvements. OUTSTANDING ISSUES: There are no outstanding Staff issues. Primary topics considered during the referral process were (1) screening of adjacent residential properties and (2) frontage and entrance improvements along Business Route 7.

25 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 10 POLICY ANALYSIS: Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section (E) of the Revised 1993 Zoning Ordinance states that if an application is for a reclassification of property to a different zoning district classification on the Zoning Map, the Planning Commission shall give reasonable consideration to six (6) factors or criteria for approval. These criteria for approval are organized below by category, followed by Staff s analysis. Commission Permit (CMPT) Criteria for Approval - Section (A) of the Revised 1993 Zoning Ordinance states that when considering a Commission Permit, The Planning Commission shall review the application to determine if the feature for which approval is sought is substantially in accord with the adopted Comprehensive Plan. Section (A) further states, No street or connection to an existing street, park or other public area, public building or public structure, public utility facility or public service corporation facility other than a railroad facility, whether publicly or privately owned, shall be constructed, established or authorized, unless and until the general location or approximate location, character and extent thereof has been submitted to and approved by the Planning Commission as being substantially in accord with the adopted Comprehensive Plan. Special Exception (SPEX) Criteria for Approval - Zoning Ordinance Section of the Revised 1993 Zoning Ordinance states that in considering a minor special exception or special exception application, six (6) factors shall be given reasonable consideration. These criteria for approval are organized below by category, followed by Staff s analysis. A. Land Use: ZO (E)(1) Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality. ZO (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Analysis The property is governed by policies of the Revised General Plan (the Plan) and is located within the Joint Land Management Area (JLMA) of both the Town of Purcellville and the Town of Hamilton. The portion of the property located within the Town of Purcellville JLMA is governed under the Plan s policies for Towns, as the former Purcellville Urban Growth Area Management Plan (PUGAMP) was superseded in The portion of the property located within the Town of Hamilton JLMA is governed under the policies of the Comprehensive Plan for the Town of Hamilton and JLMA (Hamilton Plan). Both the Purcellville JLMA and Hamilton JLMA are planned to develop in accord with the underlying County zoning designations and function as a transition area between the Towns and the Rural Policy Area.

26 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 11 Plan policies identify the existing Towns and their JLMAs as the principal location for public facilities in western Loudoun. The Plan encourages the continued use and enhancement of existing public facilities, and the co-location of County facilities where feasible so that they may function as multi-purpose community facilities. As such, Staff finds the proposed ZMAP request to consolidate the property under a single zoning district for the purposes of maintaining and expanding the LCSB Western Loudoun Transportation Satellite Facility to be consistent with the Plan. Additionally, Staff finds the proposed SPEX request to establish any one permitted use in excess of 10,000 square feet in gross floor area to be consistent with the Plan. B. Compatibility: ZO (E)(2) The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values. ZO (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Analysis The County s adopted Capital Needs Assessment (CNA) for identified the need for a minimum 10-acre combined County Government and Schools Satellite Vehicle Facility in FY16 in the Route 7 West Subarea Planning District. The proposed purchase of the 8.35-acre subject property and the continued operation of the County transportation service center and recycling center on the subject property fulfills a long term need identified in the County s CNA and is supported by the land use and public facilities policies of the Plan. Additionally, the location of the subject property in the center of western Loudoun County within the Towns JLMAs and proximate to existing schools as well as other County facilities increases the operational efficiency of the site. The subject property is bordered to the west and south by three existing homes on three-acre lots within the Francis Farm Subdivision. These homes are located approximately feet from the property line and their backyards are separated from the subject property by a single row of mature white pines approximately 50 feet in height and located on the individual residential lots. The pines create a year-round visual screen, contributing to the buffering of the facility. Currently, no landscape buffer exists on the subject property, aside from existing vegetation located along a portion of the southern and eastern property lines. A Type 4 buffer yard is required for the proposed land uses by the Ordinance and is shown on the Plat. The modified buffer yards proposed by the Applicant would include 96 more evergreen trees than the Ordinance would otherwise require. The Applicant has also proposed to eliminate the six-foot fence, wall or berm required for a Type 4 buffer yard. The proposed buffer appears to be sufficient to effectively screen the property from adjacent residential uses as well as from Business Route 7. Staff has identified potential improvements to the landscaping plan and intends to continue to work with the Applicant to enhance the proposed buffering and screening. Proposed changes include:

27 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 12 Verifying that all shrubs that will be planted beneath the existing tree canopy will be shade tolerant shrubs (preferably evergreens) Relocating or removing understory trees from the middle of the western buffer yard. Where currently located (i.e. between the existing and proposed evergreens and shrubs), the trees would not be visible. The understory trees would also be heavily shaded. Staff also notes that the Applicant proposes an increased rear yard building setback of 60 feet (instead of the required 30 feet). This increased setback will enhance the compatibility of the future redevelopment of the property. For the reasons noted above, Staff finds the general location, character, and extent of the proposed governmental uses on the property to be in conformance with the Comprehensive Plan. C. Environmental and Heritage Resources: ZO (E)(5) Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts. ZO (4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality (including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. Analysis A portion of the southern and eastern boundary of the subject property is occupied by a forested natural drainage area with mixed hardwood trees and lower understory trees. There is no floodplain on the subject property. Portions of the eastern and southern property lines contain moderately steep slopes; existing improvements are located outside of the steep slope area. Per the SOJ, this existing forested area will remain undisturbed in its natural condition as part of the development plan for the subject property. The transportation service center use will continue to utilize the existing buildings and parking on the property and will not impact any aspects of the Green Infrastructure as outlined in the Plan. The SOJ states that six double-lined, above-ground tanks located on the property are used for storage of heating fuel, gasoline, diesel fuel, and various types of used automotive fluids (antifreeze, motor oil, brake fluid, and transmission fluid). The SOJ identifies the responsible party for the maintenance or inspection of each tank, and notes that an emergency spill plan for the gasoline and diesel fuel is in place in the event of a leak. D. Transportation: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district [emphasis added]. ZO (6) Whether the proposed special exception can be served adequately by public utilities

28 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 13 and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis The primary transportation topic considered during the review of the applications was the frontage and entrance improvements proposed by the Applicant. The property is currently served by two existing site driveways onto Business Route 7. The Applicant has committed to making the following changes to the entrance and property frontage: Eliminate the westernmost entrance (Proffer #6); Widen the easternmost entrance to provide two lanes exiting the site (a right-turn lane and a shared straight/left turn lane) and one lane entering the site (Proffer #6); Construct an eastbound right-turn lane on Business Route 7 leading to the property s entrance, per the 2010 Countywide Transportation Plan (2010 CTP) (Proffer #6); and Construct a six-foot wide sidewalk along the property s frontage along Business Route 7 (Proffer #7) Figure 5: Proposed Frontage Improvements The Traffic Impact Study (TIS) submitted by the Applicant identified the future need for a traffic signal at the site entrance located across from the middle school entrance. Accordingly, Proffer #8 states that a traffic signal warrant study will be prepared and submitted for analysis by the Virginia Department of Transportation (VDOT) during the review process of a site plan for the property. If warranted, a signal will be installed (subject to funding availability); if not warranted, a second warrant study will be prepared and submitted to VDOT during the process of future redevelopment of the site. As shown on Sheet 3 of the Plat, a perpetual easement for the proposed right-turn lane and sidewalk will be provided prior to the approval of the site plan. This easement is also required by Proffer #5. During the referral process, the Department of Transportation and Capital Infrastructure

29 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 14 (DTCI) identified the need for additional right-of-way to accommodate the proposed right-turn lane. However, per the Applicant, LCPS has historically provided a perpetual street easement as opposed to right-of-way dedication. In accordance with staff recommendations, the Applicant has made revisions to the Plat and the Proffer Statement to address transportation issues identified by DTCI. E. Fiscal Impacts: ZO (E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. Analysis Because the site is currently being used for public purposes, consistent with its approval, this application will not result in conversion of any acreage otherwise intended for agriculture, industry, or business purposes. As such, no impacts to the County s tax base are anticipated. F. Public Utilities/Public Safety: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. (6) The protection of life and property from impounding structure failures. [emphasis added] (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis There are no outstanding public utility or safety issues associated with the applications. These issues had been addressed as follows: Water and Sewer The site is served by the Town of Hamilton public sewer and water. Fire & Rescue Service The Purcellville, Station 2 Fire and Rescue Station would serve the subject property with an approximate response time of 4 minutes. Fire & Rescue Contribution The Applicant agrees to make the standard one-time Fire and Rescue contribution of $0.10 per gross square foot for the Minor Special Exception and Special Exception uses to be distributed equally to the first response fire and rescue facilities. ZONING ANALYSIS: The application is in general compliance with the requirements of the Revised 1993 Zoning Ordinance for the RC zoning district. The proposed land uses are permitted uses in the RC district. The proposed Western Loudoun Transportation Satellite Facility meets the performance standards of Ordinance Section 5-621, and the proposed recycling center meets the performance standards of Ordinance Section

30 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 15 ZONING MODIFICATIONS: Criteria for Approval - Section of the Revised 1993 Zoning Ordinance states that the Board of Supervisors may modify the additional regulations for specific uses contained in Section by Minor Special Exception upon a finding that such modification will achieve an innovative design, improve upon the existing regulations, preserve the County s historic or archeological heritage, or otherwise exceed the public purpose of the existing regulation. Zoning Modification (ZMOD) Criteria for Approval - Zoning Ordinance Section of the Revised 1993 Zoning Ordinance authorizes the Board to approve modifications of the buffering and screening requirements as part of a Special Exception. Unlike modifications to Section , it is not necessary for modifications to to achieve an innovative design, improve upon the existing regulations, or to exceed the public purpose of the existing regulation. The Applicant is requesting the following modifications of the Revised 1993 Zoning Ordinance: Zoning Ordinance Section 5-621(B), Lot requirements for Municipal Corporations, VDOT, LCSA, Public Utilities and Public Service Corporations. Table (B) of , Buffer Yard and Screening Matrix (A) and (B), Buffer Yard and Screening Requirements, Location. Table 2: Modifications Requested Modification and Justification Eliminate the 6-foot high fence, wall or berm, required for a Type 4 Buffer Yard, and modify the types of required plantings per 100 linear feet of property line for the side and rear buffer yards. Per the SOJ, the purpose of the modification request is to provide the most effective screening with respect to existing vegetation and topography and to incorporate the expressed preferences of neighboring property owners. Permit buffer yards to be relocated to reflect existing topography in lieu of being located along the perimeter of the subject property. Per the SOJ, the purpose of the modification request is to provide the most effective screening with respect to existing vegetation and topography and to incorporate the expressed preferences of neighboring property owners. Staff Analysis/Recommendation Staff supports the Planning Commission s recommendation of approval. Staff finds that the proposed evergreen plantings would eventually create a hedgerow that would effectively screen adjacent residential uses. In the southern buffer yard, existing topography would render a fence impractical. Per the Applicant, some adjacent or nearby property owners support the elimination of the required 6 fence, wall or berm, with the substitution of additional plantings. Staff supports the Planning Commission s recommendation of approval. Staff finds that the Applicant s proposed landscaping plan would improve upon the effectiveness of existing regulations by taking into consideration existing landscaping and topography.

31 Item #XX, ZMAP , CMPT , SPEX and SPMI , LCSB Western Loudoun Transportation Satellite Facility Page 16 ATTACHMENTS: 1. Findings for Approval 2. Conditions of Approval ( ) 3. Proffer Statement ( ) 4. Statement of Justification 5. Review Agency Comments 6. Response to Referral Comments 7. Applicant s Letter to Francis Farm Place Property Owner 8. Applicant s Record of Community Meeting 9. Letter to Applicant from Department of Planning 10. Concept Development Plan ( )

32 Date of Hearing: PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: ZMAP , National Conference Center East SPEX , National Conference Center East FAR Ashburn CRITICAL ACTION DATE: March 7, 2017 STAFF CONTACTS: APPLICANT: Jacqueline Marsh, AICP, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Frank D. Palmer, NCC PS Enterprises LLC PURPOSE: The purpose of these applications is to consider the following: 1) The rezoning of approximately 38.6 acres of the National Conference Center (NCC) campus from the PD-SA (Planned Development Special Activity) zoning district to the PD-OP (Planned Development Office Park) zoning district; 2) A special exception to permit an increase in the maximum Floor to Area Ratio (FAR) from 0.6 to 0.7 in the PD-OP zoning district; 3) The rezoning of approximately acres of the NCC campus from the PD-SA zoning district to the to the PDH-4 (Planned Development Housing 4) zoning district, administered as R-8 (Single Family Residential-8) in order to develop 94 single-family attached dwelling units; 4) Seven Zoning Modifications to standards regarding public frontage requirements and minimum district sizes in the PD-OP and PDH-4 zoning districts *This application (NCC East) is included as part of a two zoning map amendment requests by the Applicant. The second rezoning application, NCC West, proposes to rezone 8.02 acres from PD- SA to PDH-4, administrated as R-8. The NCC West rezoning proposal is analyzed in its own separate staff report. RECOMMENDATION: Staff could support a Planning Commission recommendation of approval with reservations. Although the subject proposal for single family attached units is in conformance with the Suburban

33 ZMAP & SPEX National Conference Center East Page 2 Area Policies of the Revised General Plan, the Applicant has not fully mitigated the impacts of the residential units through its Proffer contributions. Additionally, there are green infrastructure elements that must be resolved prior to the application moving forward. Upon resolution of these issues, staff could support the Planning Commission s recommendation of approval for the following reasons: 1. The proposal is generally consistent with the Suburban residential land use policies of the Revised General Plan; 2. The proposal for single family attached units is consistent with existing development pattern of the area, which consists of single family detached and attached dwelling units. SUGGESTED MOTIONS: 1. I move that the Planning Commission forward ZMAP & SPEX , National Conference Center East, to a work session for further discussion. OR 2. I move that the Planning Commission forward ZMAP & SPEX , National Conference Center East, to the Board of Supervisors with a recommendation of approval, subject to the Proffer Statement dated October 17, 2016, Conditions of Approval dated November 4, 2016, and based on the Findings for Approval in the Staff Report. OR 3. I move that the Planning Commission forward ZMAP & SPEX , National Conference Center East, to the Board of Supervisors with a recommendation of denial. APPLICANT NCC PS Enterprises LLC Frank Palmer fpalmer@slonecaps.com Table 1. Application Information. REPRESENTATIVE Cooley LLP Molly Novotony mnovotony@cooley.com PARCELS/ACREAGE Tax Map Number PIN Number Acreage /50//25///1A2/ acres ACCEPTANCE DATE March 7, 2016 LOCATION Terminus of Upper Belmont Place (Route 659), east of Kipheart Drive (Route 2423)

34 ZMAP & SPEX National Conference Center East Page 3 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Ashburn Community) EXISTING ZONING PD-SA (Planned Development Special Activity) Partially within the FOD (Floodplain Overlay District) PLANNED LAND USE Residential uses at 4 dwelling units/acre CONTEXT: Location/Site Access The National Conference Center (NCC) occupies approximately 67 acres located in the eastern part of the County, north of Route 7, south of the Potomac River, west of Lansdowne Resort, and east of Goose Creek. The subject site is surrounded by residential properties developed as the Lansdowne on the Potomac subdivision with two public schools (Riverside High School and Belmont Ridge Middle School) located to the southwest. The NCC is accessed via a private drive at the northern terminus of Upper Belmont Place and Kipheart Drive. Existing Conditions NCC hosts a variety of corporate and social events. The facility offers 265,000 square feet of meeting space, 917 guest rooms, a 17,000 square foot ballroom / multipurpose room, a 1,200 person dining room, and a fitness center. 1,172 parking spaces are provided via multiple surface parking lots. 747 spaces are provided within the surface parking lots subject to this application. An internal loop road circulates traffic throughout the campus. Approximately eight acres along the western property boundary is used for surface parking and adjacent open space, while over 20 acres along the eastern side are developed with a sports facility, including tennis courts, an outdoor pool, and indoor fitness center. An unnamed tributary to the Potomac River bisects the subject site. The property also contains areas of floodplain, steep slopes, and stands of mixed-hardwoods. A review of the County's GIS records shows that several elements of the County s Green Infrastructure are present on the subject site. The property features minor floodplain, forest resources and vegetation, moderate to very steep slopes, two tributaries to the Potomac River and features typically found of wetlands (hydric soils, streams, etc.). The floodplain has existing forest and vegetation resources and contains a recreation use e.g. a ropes course. Surrounding Properties Single-family detached and townhouse units surround the property to the north, east, and west. Belmont Ridge Middle School and the Lansdowne Sports Park are immediately south and southwest of the property.

35 ZMAP & SPEX National Conference Center East Page 4 Figure 1. Vicinity Map Directions: From Leesburg, take Route 7 east to Belmont Ridge Road. Travel north on Belmont Ridge Road. The road transitions to Upper Belmont Place north of Riverside Parkway. Continue past Belmont Ridge Middle School. Upper Belmont Place terminates at the NCC. Background A 1971 Special Exception Application (SPEX ) approved the construction of the 1.2 million square foot National Conference Center, formerly known as Xerox Document University. The property was rezoned from the A-1 (Agriculture Residential) zoning district to the PD-SA zoning district in 1995 in order to assign a zoning district consistent with the setting of the conference center and its associated facilities. Xerox subsequently sold the property and facilities were opened to public use. In 2012, the Loudoun County School Board purchased approximately 45 acres of the NCC campus to develop Riverside High School and associated recreation facilities. Three properties were consolidated in order to co-locate the high school with the Belmont Ridge Middle School. This land purchase resulted in the NCC property being reduced from 100 acres to 67 acres.

36 ZMAP & SPEX National Conference Center East Page 5 There are no public comments regarding the subject applications on Loudoun Online Land Application System (LOLA). Staff have received no , phone, or in person comments regarding these applications. PROPOSAL: National Conference Center Facility: The Applicant is proposing to rezone approximately 38.6 acres from the PD-SA zoning district to the PD-OP zoning district and is also seeking a special exception request to permit an FAR of 0.7 in the PD-OP district to accommodate the existing conference center facilities. Because the PD- SA portion of the overall development will be reduced to rezone and develop the proposed residential zoning district, the Applicant proposes to rezone to NCC property to PD-OP, which will allow for a greater increase in FAR than the current zoning, PD-SA. Other than to replace new parking spaces that will be lost as a result of the proposed western property redevelopment, the Applicant is not proposing any new development at this time for the NCC. New Residential Development: The second component of the subject application proposes to rezone approximately acres from the PD-SA zoning district to the to the PDH-4 (Planned Development Housing 4) zoning district, administered as R-8 (Single Family Residential) in order to develop 94 single-family attached dwelling units. This area is currently the location of a shuttered sportsplex that would be demolished and alternative active recreation facilities would be provide to serve the proposed townhouse development. The Applicant is proposing a six acre community park, a dog park, a basketball court, and a small amphitheater for community use. Revised 1993 Zoning Ordinance Modifications The Applicant is seeking approval of seven modifications for the proposed PD-OP and PDH-4 zoning districts. Staff provides an evaluation of the zoning modifications under the Zoning Analysis section of this staff report. OUTSTANDING ISSUES: Staff has identified the following outstanding issues: 1. Proffer Contributions Unmeet Housing Needs contributions proffered by the Applicant are less than amounts anticipated by policy / practice to mitigate the impact of the proposed residential units (approximately $30,000 in unmet housing needs). 2. Floodplain Management Buffer Encroachment Encroachments into the prescribed 50-foot floodplain management buffer to the 100 year flood plain will be necessary to achieve the residential density and number of unit proposed. Although some of this area has already been disturbed with the development of the existing tennis courts and access road, staff requests that the Applicant provide more information on the increased amount of disturbance in addition what is existing. This will assist staff in formulating a proper response as to what mitigation should be provided per County policy to protect the river and stream corridor resources.

37 ZMAP & SPEX National Conference Center East Page 6 3. Administrative Amendments. Additional work by the Applicant is necessary to resolve inconsistencies between the proffer statement, concept plan, and statement of justification. Specifically, Staff is seeking clarifications to the parks and open space amenities. POLICY ANALYSIS: Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section (E) of the Revised 1993 Zoning Ordinance states that if an application is for a reclassification of property to a different zoning district classification on the Zoning Map, the Planning Commission shall give reasonable consideration to six (6) factors or criteria for approval. These criteria for approval are organized below by category, followed by Staff s analysis. Special Exception (SPEX) Criteria for Approval - Zoning Ordinance Section of the Revised 1993 Zoning Ordinance states that in considering a minor special exception or special exception application, six (6) factors shall be given reasonable consideration. These criteria for approval are organized below by category, followed by Staff s analysis. LAND USE: ZO (E)(1) Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality. ZO (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Analysis Residential Units The subject property is located in the Ashburn Community of the Suburban Policy Area in an area planned for residential uses at up to four units per acre. The total number of units and the density fall within a level supported by Revised General Plan (RGP) policies. The proposal for single family attached units is consistent with existing development pattern of the area, which consists of single family detached and attached dwelling units. National Conference Center The SPEX application requests to increase the maximum allowed FAR on the National Conference Center parcel from 0.6 to 0.7 due to the reduction of land area. Generally, this type of application is supported in conjunction with new development in circumstances that an application is maximizing the site s development potential where it is supported by policies. However, this application is requested due to the land that is being allocated to the residential parcels, not because of an increase in constructed floor area, as the amount of floor area is unchanged for the site.staff generally does not have an issue with this proposal.

38 ZMAP & SPEX National Conference Center East Page 7 COMPATIBILITY: ZO (E)(2) The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values. ZO (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Analysis While the proposed use, single family attached (SFA) dwellings, is an appropriate use for areas planned for residential uses, both residential development applications are predominantly surrounded by two-story single-family detached (SFD) dwellings on large lots and the proposed density exceeds that of adjacent properties with a density of du/acre. To address the compatibility issues with the proposed PD-OP zoning district, at the request of staff, the Applicant has provided a list of prohibited uses (such as offices, commuter parking lots, data centers, and utility distribution substations) in the Proffers that could be considered incompatible with the surrounding area. ENVIRONMENTAL AND HERITAGE RESOURCES: ZO (E)(5) Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts. ZO (4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality (including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. Analysis The subject site is located within the Potomac River Watershed and drains to two unnamed tributaries to the Potomac River, one of which has a 2009 Countywide Stream Assessment data point that is suboptimal for habitat. The streambed and minor floodplain in conjunction with a 50-foot management buffer constitute the river and stream corridor resources on the subject site. The Plan calls for the creation of a 50- foot management buffer surrounding the floodplains and adjacent steep slopes to protect the river and stream corridor resources and provide an area of filtration from upland disturbances and protect the water quality of the receiving stream The County will only allow development and uses in the river and stream corridor that will support or enhance the biological integrity and health of the river and stream corridor. The minor floodplain is located along the northern and eastern limits of the 'East' application and the floodplain and 50-foot river and stream corridor management buffer have been depicted on the plan, which show that grading associated with the townhomes and associated parking areas will encroach within 50 feet of the floodplain, which should be protected from upland disturbance per County policy. Although some of this area has already been disturbed with the development of the existing tennis courts and access road, staff is requesting that the Applicant provide more information on the increased amount of disturbance in addition what is existing and the specific location of where plantings will be provided to offset the encroachments. This will assist staff in

39 ZMAP & SPEX National Conference Center East Page 8 formulating a proper response as to what mitigation should be provided. Because there are specimen trees proposed to be removed in this area as well, additional reforestation in this area could be utilized to offset the change to the landscape that could impact the surrounding community. The Applicant has also not provided staff with an updated coordination letter with the Virginia Department of Conservation and Recreation (DCR) to confirm that no state or federal listed species will be impacted by the proposed development. This is necessary as species are added to and removed from the lists annually. The Applicant has provided language in the Proffers to address Low Impact Development (LID) design measures for Storm Water Management and Tree Conservation Areas. TRANSPORTATION: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district [emphasis added]. ZO (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis - Based on the Staff analysis of the TIS submitted with the applications, no additional transportation improvements are necessary to mitigate traffic generated by the residential units. The Traffic Impact Statement (TIS) indicates that all study area intersections and movements are forecast to operate at acceptable levels of service (LOS B or better) during both the AM Peak, PM School Peak and PM Commuter Peak hours under Total Future with Development (2018) conditions. Therefore, no mitigation measures were proposed in the TIS. The proposed sites would be served via Upper Belmont Place, Kipheart Drive, Charlena Beth Drive (a private street) and portions of the National Conference Center Loop Road (a private street). The proposed townhouses for NCC East would be primarily accessed from Upper Belmont Place. Upper Belmont Place is a local secondary roadway running generally in a northeastsouthwest direction from Riverside Parkway to the NCC Loop Road. Upper Belmont Place currently operates as a two-lane undivided roadway (U2) in the vicinity of the two sites and serves the existing Belmont Ridge Middle School, Riverside High School and the NCC. The NCC Loop Road is a private, two-lane roadway which circumnavigates the NCC site with a connection to Upper Belmont Place to the east and Charlena Beth Drive on the west side. The NCC Loop Road will provide access to both residential developments proposed with these applications. The north side of the NCC Loop Road is limited to one-way traffic and the southern side of the NCC Loop Road is open to two-way traffic. The NCC Loop Road is under stop-control at its intersection with Charlena Beth Drive. There are no existing pedestrian facilities along the NCC Loop Road. The Applicant has committed to installing trails and sidewalks along this roadway.

40 ZMAP & SPEX National Conference Center East Page 9 Per the 2010 CTP (Chapter 8, Proffer Policy 1), the County actively seeks regional road and transit contributions from rezoning applications. Recently approved residential rezoning applications have contributed $6,000 per dwelling unit towards regional road improvements and $1,000 per dwelling unit towards transit improvements. The Applicant has been requested to provide similar contribution amounts with this application for use towards future transportation improvements in the vicinity of the site. There are CTP roadways in the vicinity of the project (e.g., Riverside Parkway east of Belmont Ridge Road, and Route 7 east to Route 28) that are not currently built to their ultimate planned conditions, as well as additional transit needs in the Lansdowne area. At this time, the Applicant has proffered to providing only $625 per unit. CAPITAL FACILITIES IMPACTS: ZO (E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. Analysis Issues remain with Capital Facilities Impacts, as the Applicant has not provided the recommended contributions for Unmet Housing Needs in the Proffers as raised by staff. Unmet Housing Needs The application proposes to provide twelve (12) Affordable Dwelling Units (ADUs) for households earning more than 30% but less than 70% of the Washington Area Median Income (AMI), in accordance with Article 7 of the County's Zoning Ordinance. However, Article 7 does not provide ownership opportunities for households earning 70% or more, but no more than 100%, of Washington AMI. Should the Applicant choose to provide a contribution in lieu of providing actual units to address the remaining components of the unmet housing need income range, a cash contribution of $2, per market rate unit has been recommended. At this time, the draft Proffer Statement indicates that the Applicant will provide $1,875 per unit, which is approximately $ below the recommended amount (per unit). Capital Facilities Contribution To offset the impact to safety, government, recreation, and education services with the addition of 82 market-rate single family attached units, the Applicant has proffered a net capital facilities contribution $3, In the draft proffers, the applicant has committed to a cash contribution of $32, per unit that shall be payable prior to the issuance of the occupancy permit per each unit, consistent with County Proffer Policies. Public Schools Student generation and the capital and operating costs attributed to the 94 units are listed in Table 3 below. Based on School Board adopted attendance boundaries, Selden s Landing Elementary School, Belmont Ridge Middle School, and Riverside High School would serve the needs of public school students residing in this development. The following table includes the number of enrolled students versus the student capacity for each of the schools that will service the proposed development.

41 ZMAP & SPEX National Conference Center East Page 10 Table 2. School Facility Information Selden s Landing Belmont Ridge Middle School Riverside High School 804 enrolled 1224 enrolled 1317 enrolled 894 student capacity 1242 student capacity 1749 student capacity Staff has also included an overview of the Ashburn area schools to assess the overall impact on elementary, middle, and high schools in the area. The overview is an excerpt from the Superintendent s Recommended FY Capital Improvement Program. (Pages in the Referral Attachments) Open Space Preservation Program The Applicant proffers to contribute $3,800 for 83 units to the open space preservation program, consistent with the Board accepted monetary values to purchase open space in the Suburban Policy Area. Residential Units Proposed Residential Units by type: SFD 0 SFA 82 Affordable dwellings 12 Total 94 Public School Impacts Table 3. Capital Needs Analysis. Elementary Middle Total High Annual Estimated School School Students Units School Operating Capital (Selden s (Belmont Generated (Riverside) Costs Costs Landing) Ridge) by Proposal SFD= $695,413 $2,521,730 SFA=94 Projected Capital Facilities Impacts* $3,481, *public schools, parks, libraries, mental health services, etc. Proffered Capital Facilities Contributions Applicant s proffered Cash contribution ($32, /market rate residential unit) (Contribution spread out over all 82 units) $3,

42 ZMAP & SPEX National Conference Center East Page 11 Total $3, Difference between Capital Facilities Impacts and Contribution $444,4414 Proffered Fire and Rescue Contribution 1. $120 /residential unit Proffered Transportation Contributions 1. $625/residential unit Transit Contribution 2. $0/residential unit Regional Road Contribution $11,280 $58,750 $0 PUBLIC UTILITIES/PUBLIC SAFETY: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. (6) The protection of life and property from impounding structure failures. [emphasis added] (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis There are no outstanding public utility or safety issues associated with the applications. The following table summarizes how this application addresses public utilities, fire and rescue services and contributions, and public safety. Table 2. Public Utilities and Public Safety Water and Sewer The subject property will be served by extension of existing Loudoun Water facilities. Fire & Rescue Service - The Lansdowne Fire and Rescue Station would serve the subject property with an approximate response time of seven minutes. Fire & Rescue Contribution - The Applicant agrees to make the standard one-time Fire and Rescue contribution of $ per residential unit to be distributed equally to the first response fire and rescue facilities consistent with the Board Fire and Rescue policy. ZONING ANALYSIS: During the referral process, the Applicant was asked to make adjustments to the CDP and Proffers that would provide certain amenity commitments as referenced in the Statement of Justification. Staff has asked for the Applicant to revise both documents to accurately reflect the location and details of amenities for the community. ZONING MODIFICATIONS: Criteria for Approval of the Revised 1993 Zoning Ordinance states that no modification shall be approved unless the Board of Supervisors finds that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, or otherwise exceed the public purpose of the existing regulation. No modification will be granted for the primary purpose of achieving the maximum density on a site.

43 ZMAP & SPEX National Conference Center East Page 12 The Applicant is requesting seven modifications of the Revised 1993 Zoning Ordinance. The Applicant s justification for the modifications can be found in the Statement of Justification, dated October 17, 2016 (Attachment #4). Zoning Ordinance Section 1-205(A), Limitations and Methods for Measurement of Lots, Yards and Related Terms, Lot Access Requirements (A), Size and Location (B)(1), Lot Requirements, Yards, Adjacent to roads (F)(1), Use Limitations, Access from Major Roads. Proposed Modification PD-OP District Modifications Allow lots in the PD-OP zoning district to have frontage on private streets in lieu of a Class, I, Class II or Class III road, or private access easement. Allow a PD-OP zoning district to not be located on an arterial or collector road. Reduce the minimum required yard for buildings and for parking from 35 and 25 feet, respectively, to 10 feet along future public access easements that may be granted over internal travelways. Allow uses in PD-OP zoning district to have primary access on residential neighborhood streets. Staff can support the requested modifications to the PD-OP zoning district. The Applicant is requesting the modifications because of the existing conditions of the NCC facilities. Requiring the Applicant to install a public road would be impractical. There are no changes proposed with the application and granting the modifications will continue to allow the facility to operate adequately. No new buildings are proposed, the yard requirement adjustment is due to existing conditions that will apply upon rezoning. PDH-4 District Modifications 1-205(A), Limitations and Methods for Measurement of Lots, Yards and Related Terms, Lot Access Requirements. Allow lots (single family attached dwelling units) in the PDH-4 zoning district to have frontage on private streets in lieu of a Class, I, Class II or Class III road, or private access easement , Size and Location. Reduce the minimum size of a PDH-4 zoning district from 25 acres to 20 acres (F)(2), Lot and Building Requirements, Other Regulations, Frontage. Allow single family attached dwelling units within the PDH-4 zoning district to front on a private road. Staff holds no objection to the modifications to the PD-H-4 zoning district. There are examples throughout the County where single family units are accessed from private roads. The Applicant has requested to reduce the minimum district size, although staff has pointed out during the referral process that should the Applicant combine the two areas of the NCC East and West applications, the minimum lot size would be achieved and the zoning modification would not be necessary.

44 ZMAP & SPEX National Conference Center East Page 13 ATTACHMENTS: 1. Findings for Approval 2. Conditions of Approval ( ) 3. Referral Comments 4. Statement of Justification 5. Applicant Response to Referral Comments 6. Proffer Statement ( ) 7. Concept Development Plan ( ) The staff reports and associated attachments, as well as referral agency comments, can be viewed online at either (Select Planning Commission Documents ) or on the Loudoun Online Land Applications System (LOLA) at (Search ZMAP ).

45 Date of Hearing: PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: ZMAP , National Conference Center West Ashburn CRITICAL ACTION DATE: March 7, 2017 STAFF CONTACTS: APPLICANT: Jacqueline Marsh, AICP, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Frank D. Palmer, NCC PS Enterprises LLC PURPOSE: The purpose of this application is to consider a Zoning Map Amendment request to rezone eight acres from the PD-SA (Planned Development Special Activity) to the PDH-4 zoning district, administered as the R-8 zoning district (Residential-8). The Applicant is also requesting five Zoning Modifications. *This application (NCC West) is included as part of a two-zoning map amendment request by the Applicant. The second rezoning application, NCC East, proposes to rezone 38.6 acres from PD- SA to PD-OP (Planned Development Office Park) and to rezone acres from PD-SA to PDH-4, administrated as R-8. As part of the rezoning request to PD-OP, the Applicant is requesting Special Exception approval to increase the maximum Floor to Area Ratio (FAR) from 0.6 to 0.7. The NCC East rezoning proposal is analyzed in its own separate staff report. RECOMMENDATION: Staff cannot support a Planning Commission recommendation of approval at this time. Staff has reservations in regards to the requested Zoning Modifications the Applicant is proposing to modify the lot standards of the R-8 Zoning District. The access issue onto Charlena Beth Drive must also be resolved. In the event that the access easement is granted, and the applicant is able to provide adequate access to the residential units, staff could support the Planning Commission s recommendation of approval for the following reasons: 1. The proposal is generally consistent with the Suburban residential land use policies of the Revised General Plan (RGP); 2. The proposal for single family attached units is generally consistent with existing development pattern of the area, which consists of single family detached and attached dwelling units.

46 ZMAP National Conference Center West Page 2 SUGGESTED MOTIONS: 1. I move that the Planning Commission forward ZMAP , National Conference Center West, to a work session for further discussion. OR 2. I move that the Planning Commission forward ZMAP , National Conference Center West, to the Board of Supervisors with a recommendation of approval, subject to the Proffer Statement dated October 17, 2016, and based on the Findings for Approval in the November 22, 2016 Staff Report. OR 3. I move that the Planning Commission forward ZMAP , National Conference Center West, to the Board of Supervisors with a recommendation of denial. APPLICANT NCC PS Enterprises LLC Frank Palmer fpalmer@slonecaps.com PARCELS/ACREAGE Table 1. Application Information. REPRESENTATIVE Cooley LLP Molly Novotony mnovotony@cooley.com Tax Map Number PIN Number Acreage /50//25///1A2/ acres ACCEPTANCE DATE March 7, 2016 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Ashburn Community) LOCATION Terminus of Upper Belmont Place (Route 659), east of Kipheart Drive (Route 2423) EXISTING ZONING PD-SA (Planned Development Special Activity) Partially within the FOD (Floodplain Overlay District) PLANNED LAND USE Residential uses at 4 dwelling units/acre CONTEXT: Location/Site Access The National Conference Center (NCC) occupies approximately 67 acres located in the eastern part of the County, north of Route 7, south of the Potomac River, west of Lansdowne Resort, and east of Goose Creek. The subject site is surrounded by residential properties developed as the Lansdowne on the Potomac subdivision with two public schools

47 ZMAP National Conference Center West Page 3 (Riverside High School and Belmont Ridge Middle School) located to the southwest. The NCC is accessed via a private drive at the northern terminus of Upper Belmont Place Existing Conditions NCC hosts a variety of corporate and social events. The facility offers 265,000 square feet of meeting space, 917 guest rooms, a 17,000 square foot ballroom / multipurpose room, a 1,200 person dining room, and a fitness center. 1,172 parking spaces are provided via multiple surface parking lots. 747 spaces are provided within the surface parking lots subject to this application. An internal loop road circulates traffic throughout the campus. Approximately eight acres along the western property boundary is used for surface parking and adjacent open space, while over 20 acres along the eastern side are developed with a sports facility, including tennis courts, an outdoor pool, and indoor fitness center. An unnamed tributary to the Potomac River bisects the subject site. The property also contains areas of floodplain, steep slopes, and stands of mixed-hardwoods. A review of the County's GIS records shows that several elements of the County s Green Infrastructure are present on the subject site. The property features minor floodplain, forest resources and vegetation, moderate to very steep slopes, two tributaries to the Potomac River and features typically found of wetlands (hydric soils, streams, etc.). The floodplain has existing forest and vegetation resources and contains a recreation use e.g. a ropes course. Surrounding Properties Single-family detached and townhouse units surround the property to the north, east, and west. Belmont Ridge Middle School and the Lansdowne Sports Park are immediately south and southwest of the property.

48 Figure 1. Vicinity Map ZMAP National Conference Center West Page 4 Directions: From Leesburg, take Route 7 east to Belmont Ridge Road. Travel north on Belmont Ridge Road. The road transitions to Upper Belmont Place north of Riverside Parkway. Continue past Belmont Ridge Middle School. Upper Belmont Place terminates at the NCC. Background A 1971 Special Exception Application (SPEX ) approved the construction of the 1.2 million square foot National Conference Center, formerly known as Xerox Document University. The property was rezoned from the A-1 (Agriculture Residential) zoning district to the PD-SA zoning district in 1995 in order to assign a zoning district consistent with the setting of the conference center and its associated facilities. Xerox subsequently sold the property and facilities were opened to public use. In 2012, the Loudoun County School Board purchased approximately 45 acres of the NCC campus to develop Riverside High School and associated recreation facilities. This land purchase resulted in the NCC property being reduced from 100 acres to 67 acres.

49 ZMAP National Conference Center West Page 5 There are no public comments regarding the subject applications on Loudoun Online Land Application System (LOLA). Staff have received no , phone, or in person comments regarding these applications. PROPOSAL: The Applicant is proposing to rezone approximately eight acres from the PD-SA zoning district to the to the PDH-4 (Planned Development Housing 4) zoning district, administered as R-8 (Single Family Residential) in order to develop 32 age restricted single-family attached dwelling units. This area is currently the location of an existing surface parking lot along the western property line of the NCC property. Within the eight acres, the Applicant will provide two acres of active and passive recreational uses. Revised 1993 Zoning Ordinance Modifications The Applicant is seeking approval of five modifications for the proposed PDH-4/R-8 zoning district. Staff provides an evaluation of the zoning modifications under the Zoning Analysis section of this staff report. OUTSTANDING ISSUES: Staff has identified the following outstanding issues: 1. Access to Charlena Beth Drive The Applicant is proposing to provide access to the units from Kipheart Drive via Charlena Beth Drive, which is a private drive under control of the Loudoun County School Board (LCPS). An access easement would need to be granted by LCPS to the Applicant in order for the future residents to use this access. The School Board will make a decision on November 15, 2016, as to whether it will grant the access easement. 2. Zoning Modifications - The request to reduce the required yards illustrates the constraints of the site to develop as a use other than its current use as a parking lot. Reducing the required yards and increased lot coverage intensify the use beyond the capacity of the site and infers that the proposal is incompatible for the site and the requested zoning district. The yard reductions would be out of character for the community as other townhouses adjacent to the north currently have 25-foot rear yards. The application has not demonstrated it meets the criteria of approval for a zoning modification 3. Administrative Amendments. Additional work by the Applicant is necessary to resolve inconsistencies between the proffer statement, concept plan, and statement of justification. Specifically, Staff is seeking clarifications to the parks and open space amenities (requesting for the potential place-making opportunity to be defined), requesting that amenities and pedestrian connections that are reflected in the Proffers are also reflected on the CDP, and is asking for additional information on the encroachment into the 50-foot management buffer. POLICY ANALYSIS: Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section (E) of the Revised 1993 Zoning Ordinance states that if an application is for a reclassification of property to a different zoning district classification on the Zoning Map, the Planning Commission shall give reasonable

50 ZMAP National Conference Center West Page 6 consideration to six (6) factors or criteria for approval. These criteria for approval are organized below by category, followed by Staff s analysis. LAND USE: ZO (E)(1) Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality. Analysis The subject property is located in the Ashburn Community of the Suburban Policy Area in an area planned for residential uses at up to four units per acre. The total number of units and the density fall within a level supported by Revised General Plan (RGP) policies. The proposal for single family attached units is consistent with existing development pattern of the area, which consists of single family detached and attached dwelling units. COMPATIBILITY: ZO (E)(2) The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values. Analysis While the proposed use, single family attached (SFA) dwellings, is an appropriate use for areas planned for residential uses, the residential development application is predominantly surrounded by two-story single-family detached (SFD) dwellings on large lots and the proposed density exceeds that of adjacent properties with a density of du/acre. ENVIRONMENTAL AND HERITAGE RESOURCES: ZO (E)(5) Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts. Analysis The subject site is located within the Potomac River Watershed and drains to two unnamed tributaries to the Potomac River, one of which has a 2009 Countywide Stream Assessment data point that is suboptimal for habitat. The streambed and minor floodplain in conjunction with a 50-foot management buffer constitute the river and stream corridor resources on the subject site. The Plan calls for the creation of a 50- foot management buffer surrounding the floodplains and adjacent steep slopes to protect the river and stream corridor resources and provide an area of filtration from upland disturbances and protect the water quality of the receiving stream The County will only allow development and uses in the river and stream corridor that will support or enhance the biological integrity and health of the river and stream corridor.

51 ZMAP National Conference Center West Page 7 The application depicts a 50-foot management buffer from the minor floodplain and the extent of the floodplain on the parcel, in an area where active open space area north of the minor floodplain, is proposed. Staff has recommend the Applicant avoid grading into the management buffer. The Applicant has stated that the only area impacted is open space. Staff would note that the CDP shows the active recreation in this area and would ask for clarification as to the extent of the buffer being impacted. The Applicant has also not provided staff with an updated coordination letter with the Virginia Department of Conservation and Recreation (DCR) to confirm that no state or federal listed species will be impacted by the proposed development. This is necessary as species are added to and removed from the lists annually. The Applicant has provided language in the Proffers to address Low Impact Development (LID) design measures for Storm Water Management and Tree Conservation Areas. TRANSPORTATION: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district [emphasis added]. Analysis - Based on the Staff analysis of the TIS submitted with the applications, no additional transportation improvements are necessary to mitigate traffic generated by the residential units. The Traffic Impact Statement (TIS) indicates that all study area intersections and movements are forecast to operate at acceptable levels of service (LOS B or better) during both the AM Peak, PM School Peak and PM Commuter Peak hours under Total Future with Development (2018) conditions. Therefore, no mitigation measures were proposed in the TIS. The proposed sites would be served via Upper Belmont Place, Kipheart Drive, Charlena Beth Drive (a private street) and portions of the National Conference Center Loop Road (a private street). The proposed townhouses for NCC East would be primarily accessed from Upper Belmont Place. Upper Belmont Place is a local secondary roadway running generally in a northeastsouthwest direction from Riverside Parkway to the NCC Loop Road. Upper Belmont Place currently operates as a two-lane undivided roadway (U2) in the vicinity of the two sites and serves the existing Belmont Ridge Middle School, Riverside High School and the NCC. Kipheart Drive is a local, two-lane secondary roadway that runs primarily in a northeast-southwest direction along the site s western frontage and is not part of the 2010 CTP roadway network. Kipheart Drive is currently constructed as a two-lane undivided roadway (U2) and contains a roundabout at its intersection with Charlena Beth Drive/Carradoc Farm Terrace. Left-and rightturn lanes onto Kipheart Drive are in place at the intersection with Riverside Parkway and stop signs are in place on Kipheart Drive at the intersections with Riverside Parkway, Riverpoint Drive and Thomas Lee Way. The NCC Loop Road is a private, two-lane roadway which circumnavigates the NCC site with a connection to Upper Belmont Place to the east and Charlena Beth Drive on the west side. The NCC Loop Road will provide access to both residential developments proposed with these

52 ZMAP National Conference Center West Page 8 applications. The north side of the NCC Loop Road is limited to one-way traffic and the southern side of the NCC Loop Road is open to two-way traffic. The NCC Loop Road is under stop-control at its intersection with Charlena Beth Drive. There are no existing pedestrian facilities along the NCC Loop Road. The Applicant has committed to installing trails and sidewalks along this roadway. The Application proposes an access connection from the development across the Riverside High School to Charlena Beth Drive, the on-site drive at Riverside High School, to Kipheart Drive, a public street. There is not a public access easement across Charlena Beth Drive. By way of background, when the high school and middle school properties were acquired by the LCPS from NCC, a connection from NCC was depicted on the high school development plan. The intent of the connection was for a secondary access to the Conference Center with primary access from Upper Belmont Ridge Road. LCPS, the Board of Supervisors, and the owners of NCC at the time had an Access Road, Parking, and Easement Agreement. This Agreement did not include a permanent easement over what would become Charlena Beth Drive and no easement has been subsequently recorded. Therefore, the Applicant would need to obtain an access easement from LCPS. The Loudoun County School Board (LCSB) Finance and Facilities Committee (Committee) reviewed the proposal. The Committee raised questions regarding alternate available access, maintenance, mixing of residential development and school traffic, snow removal, and liability. The Committee directed LCPS staff to prepare an item to bring to the LCSB at their November 15, 2016, meeting for consideration. Per the 2010 CTP (Chapter 8, Proffer Policy 1), the County actively seeks regional road and transit contributions from rezoning applications. Recently approved residential rezoning applications have contributed $6,000 per dwelling unit towards regional road improvements and $1,000 per dwelling unit towards transit improvements. The Applicant has been requested to provide similar contribution amounts with this application for use towards future transportation improvements in the vicinity of the site. There are CTP roadways in the vicinity of the project (e.g., Riverside Parkway east of Belmont Ridge Road, and Route 7 east to Route 28) that are not currently built to their ultimate planned conditions, as well as additional transit needs in the Lansdowne area. At this time, the Applicant has proffered to providing only $625 per unit. CAPITAL FACILITIES IMPACTS: ZO (E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. Unmet Housing Needs The Applicant has elected to provide a cash contribution for affordable housing to address the full spectrum of unmet housing needs to serve 0-100% Are Median Income (AMI) households. The Applicant will contribute $ per unit ($60,000 total). Developers of residential projects are encouraged to include funding commitments to fulfil unmet housing needs, recognizing the largest segment of unmet needs is housing for incomes below 30%

53 ZMAP National Conference Center West Page 9 AMI. In this case, the Zoning Ordinance does not require participating in the County s affordable units (ADU) program since the application is proposing less than 50 dwelling units. Capital Facilities Contribution To offset the impact to safety, government, recreation, and education services with the addition of 32 market-rate single family attached units, the Applicant has proffered a net capital facilities contribution $750, In the draft proffers, the applicant has committed to a cash contribution of $23,46500 per unit that shall be payable prior to the issuance of the occupancy permit per each unit, consistent with County Proffer Policies. Public Schools There are no impacts to public schools associated with this application, as the proposal is for age-restricted units, which will not generate any additional students. Open Space Preservation Program The Applicant proffers to contribute $3,800 for 28 units to the open space preservation program, consistent with the Board accepted monetary values to purchase open space in the Suburban Policy Area. Residential Units Proposed Residential Units by type: SFD 0 SFA 32 Affordable dwellings 0 Total 32 Public School Impacts N/A Table 3. Capital Needs Analysis. Projected Capital Facilities Impacts* $745, *public schools, parks, libraries, mental health services, etc. Proffered Capital Facilities Contributions Applicant s proffered Cash contribution ($23,465 /market rate residential unit) $750, (Contribution spread out over all 32 units) Total $ Difference between Capital Facilities Impacts and Contribution $5,400 Proffered Fire and Rescue Contribution 1. $120 /residential unit $3,840

54 ZMAP National Conference Center West Page 10 Proffered Transportation Contributions 1. $625/residential unit Transit Contribution 2. $0/residential unit Regional Road Contribution $20,000 $0 PUBLIC UTILITIES/PUBLIC SAFETY: ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. (6) The protection of life and property from impounding structure failures. [emphasis added]. Analysis There are no outstanding public utility or safety issues associated with the applications. The following table summarizes how this application addresses public utilities, fire and rescue services and contributions, and public safety. Table 2. Public Utilities and Public Safety Water and Sewer The subject property will be served by extension of existing Loudoun Water facilities. Fire & Rescue Service - The Lansdowne Fire and Rescue Station would serve the subject property with an approximate response time of seven minutes. Fire & Rescue Contribution - The Applicant agrees to make the standard one-time Fire and Rescue contribution of $ per residential unit to be distributed equally to the first response fire and rescue facilities consistent with the Board Fire and Rescue policy. ZONING ANALYSIS: During the referral process, the Applicant was asked to make adjustments to the CDP and Proffers that would provide certain amenity commitments as referenced in the Statement of Justification. Staff has asked for the Applicant to revise both documents to accurately reflect the location and details of amenities for the community. ZONING MODIFICATIONS: Criteria for Approval of the Revised 1993 Zoning Ordinance states that no modification shall be approved unless the Board of Supervisors finds that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, or otherwise exceed the public purpose of the existing regulation. No modification will be granted for the primary purpose of achieving the maximum density on a site. The Applicant is requesting five modifications of the Revised 1993 Zoning Ordinance. The Applicant s justification for the modifications can be found in the Statement of Justification, dated October 17, 2016 (Attachment #3).

55 ZMAP National Conference Center West Page 11 Zoning Ordinance Section Proposed Modification 1-205(A)(1), Limitations and Allow lots to have frontage on private streets in lieu of a Class, Methods for Measurement of Lots, I, Class II or Class III road, or private access easement. Yards and Related Terms, Lot Access Requirements , Size and Location. Reduce the minimum size of a PD-H4 district zoning district from 25 acres to 8 acres. Staff holds no objection to the modifications to the PDH-4 zoning district. There are examples throughout the County where single family units are accessed from private roads. The Applicant has requested to reduce the minimum district size, although staff has pointed out during the referral process that should the Applicant combine the two areas of the NCC East and West applications, the minimum lot size would be achieved and the zoning modification would not be necessary (C)(2)(a), Lot Requirements, Yards, Single Family Attached Dwellings, Front (C)(2)(c), Lot Requirements, Yards, Single Family Attached Dwellings, Rear (A), Building Requirements, Lot Coverage. Reduced the minimum front yard from 45 feet to 40 feet from the centerline of a travelway which does include parking. Reduce the minimum rear yard from 25 feet to 15 feet. Increase maximum lot coverage from 50 percent to 75 percent. Staff does not support these modifications. The request to reduce the required yards illustrates the constraints of the site to develop as a use other than its current use as a parking lot. Reducing the required yards and increased lot coverage intensify the use beyond the capacity of the site and infers that the proposal is incompatible for the site and the requested zoning district. The yard reductions would be out of character for the community as other townhouses adjacent to the north currently have 25-foot rear yards. The application has not demonstrated it meets the criteria of approval for a zoning modification. ATTACHMENTS: 1. Findings for Approval 2. Referral Comments 3. Statement of Justification ( ) 4. Applicant Responses to Referral Comments 5. Proffer Statement ( ) 6. Concept Development Plan ( ) The staff reports and associated attachments, as well as referral agency comments, can be viewed online at either (Select Planning Commission Documents ) or on the Loudoun Online Land Applications System (LOLA) at (Search ZMAP ).

56 Date of Hearing: PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: SPEX & SPMI , COMMONWEALTH CENTER MINI-STORAGE SIDP , SIGN DEVELOPMENT PLAN Broad Run CRITICAL ACTION DATE: January 11, 2017 STAFF CONTACTS: APPLICANT: Jacqueline Marsh, AICP, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Jon Peterson, Peterson Real Estate PURPOSE: The purpose of these applications is to consider a request for Special Exception (SPEX), Minor Special Exception (SPMI), and Sign Development Plan (SIDP) approval to allow the development of a mini-warehouse storage facility in the PD-IP (Planned Development Industrial Park) zoning district up to a density of 1.0 Floor Area Ratio (FAR) with modified sign standards. RECOMMENDATION: Staff - Staff does not support the Planning Commission s recommendation of approval to the Board of Supervisors for the following reasons: 1. Staff continues to have concerns with the overall design of the proposed self-storage facility, specifically the materials, scale and massing of the proposed 6-story, 140,000 square foot building and its compatibility with the surrounding office, commercial and institutional uses; and 2. The Applicant has not finalized details of the proposed signage in order for staff to effectively evaluate a compatibility analysis.

57 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 2 SUGGESTED MOTIONS: 1. I move that the Planning Commission forward SPEX , SPMI , & SIDP , Commonwealth Center Mini-Storage, to a work session for further discussion. OR 2. I move that the Planning Commission forward SPEX , SPMI , & SIDP , Commonwealth Center Mini-Storage, to the Board of Supervisors with a recommendation of approval, subject to the Conditions of Approval dated October 31, 2016, and based on the Findings for Approval in the, 2016 Planning Commission Public Hearing Staff Report. 1 OR 2. I move that the Planning Commission forward SPEX , SPMI , & SIDP , Commonwealth Center Mini-Storage, to the Board of Supervisors with a recommendation of denial. APPLICANT Peterson Real Estate Jon Peterson 6309 Woodmont Road Alexandria, VA PARCELS/ACREAGE Table 1. Application Information REPRESENTATIVE Cooley, LLP Ben Wales bwales@cooley.com Tax Map Number PIN Number Acreage /80//32///A-1/ (part of) 3.23 acres ACCEPTANCE DATE April 12, 2016 ZONING ORDINANCE Revised 1993 POLICY AREA LOCATION South of Route 7, north of Russell Branch Parkway, and east of Loudoun County Parkway EXISTING ZONING PD-IP (Planned Development Industrial Park) Route 28 Taxing District AI (Airport Impact) Overlay District (Dulles International Airport) FOD (Floodplain Overlay District) PLANNED LAND USE Route 28 Business 1 Should the Planning Commission make a recommendation of approval, Findings for Approval and Conditions of Approval have been attached

58 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 3 Suburban Policy Area (Ashburn Community) CONTEXT: Location/Site Access The 3.23-acre site is located on the south side of Route 7, north of Russell Branch Parkway and east of Loudoun County Parkway. The undeveloped site is part of Dulles Overlook/Commonwealth Center and contains a large existing stormwater management pond developed during the construction of Russell Branch Parkway. Existing Conditions A site visit and review of County GIS data indicates that the subject site is relatively flat with a small area of successional forest cover comprised of predominantly Eastern Red Cedar in the northwestern corner of the property. The entire eastern boundary of the site is occupied by a forested wetland consisting of mature hardwoods adjoining an unnamed tributary of the Broad Run with areas of minor floodplain. There are no steep slopes, historic, or archaeological resources on the site. The site is located within the Ldn 60 1-mile buffer of the Washington Dulles International Airport. An existing sewer easement is located along the eastern boundary of the site adjacent to the riparian forest. 475,000 square feet of office and data center uses (VISA) have developed south of Russell Branch Parkway. A 60,800 square foot golf driving range (Top Golf) and 10,000 square foot indoor skydiving facility (i-fly) are located north of the Parkway. The balance of the developable land is unimproved and relatively flat with limited vegetation. Surrounding Properties The subject site is bordered by Route 7 to north; by Security Public Storage, a one story mini-storage warehouse to the east (PD-IP), Russell Branch Parkway to the south and by Top Golf, a multi-story recreational golf driving range and restaurant to the west. Directions - From Leesburg, proceed east on Harry Byrd Highway (Route 7) to Loudoun County Parkway (Route 607). From Route 7, merge onto Loudoun County Parkway. Travel approximately ½ mile, making a left onto Russell Branch Parkway. The special exception area is located on the north side of Russell Branch Parkway (Route 1061).

59 Figure 1. Vicinity Map SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 4 Background Commonwealth Center was once part of the 825 acre Bles South tract. Special Exceptions approved in 1987 (SPEX and 0013A) permitted up to 4.3 million squarefeet of office equivalent development to include hotel, restaurant, financial institution, and daycare center uses. The original tract was subsequently divided into three separate entities Commonwealth Center (232 acres), the LCSA wastewater treatment parcel (353 acres), and the MIE Beaumeade parcel (240 acres). ZMAP rezoned acres along the site s Route 7 frontage from the A- 3 zoning district to the PD-IP zoning district. The proffered concept development plan required a 300 foot building setback, 100 foot parking setback, and landscaping plan along Route 7.

60 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 5 SPEX reduced development of office and industrial uses on the original tract and subject property from 4.3 million square feet to 1.46 million square feet. Required transportation improvements were also amended. SPEX permitted 55,000 square feet of auxiliary commercial uses (restaurants, personal service uses, banks / financial institutions, automobile service station) and eliminated building footprints for office uses south of Russell Branch Parkway. ZMAP and SPEX limited development density to.35 FAR. SPEX & SPEX permitted development of a golf driving range and auxiliary restaurant on 14 acres north of Russell Branch Parkway. In 2015, the property was the subject of ZRTD which converted the PD-IP zoning of the property to the Revised 1993 Zoning Ordinance and included design guidelines for buildings; and ZMOD which reduced the building and parking setbacks from Route 7. Staff is in receipt of a letter that opposes the development proposal of the mini-warehouse storage facility, citing concerns over the increased amount of FAR, the Route 7 setback, and the loss of employment opportunities associated with the proposed use. There are no public comments regarding the subject applications on Loudoun Online Land Application System (LOLA). PROPOSAL: SPMI A minor special exception for the construction of a 140,000 square foot, sixstory indoor mini-storage warehouse facility on the subject property. SPEX A special exception request for the development of the proposed mini-storage facility use up to a density of 1.0 FAR. It should be noted that although not required to be reviewed by the Planning Commission, the staff report discusses and analyzes the Minor Special Exception request to develop the storage, miniwarehouse on the property. The Planning Commission is required, however, to provide a recommendation on the request to increase the FAR to 1.0 and the Sign Development Plan. SIDP : The Applicant is seeking an approval of a Sign Development Plan to request alternative sign regulations for permitted signs in order to increase the maximum number of signs, increase the total aggregate sign area allowed, and increase the area of any one sign. The proposal is for two building mounted signs and one monument sign. The requested sign plan diverges from permitted signage in the following ways: Number of Tenant Signs. Table (D)(4)(g) in the Revised 1993 Zoning Ordinance (Ordinance) restricts the amount of signage per tenant in the PD-IP zoning district to a maximum of one sign per tenant. The subject application proposes two signs one on the north elevation and one on the south elevation. Size of Tenant Signs. The Ordinance additionally restricts the maximum square footage of any one sign to 100 square feet. The subject application is proposing two signs that are 150 square feet exceeding this total by over 50 additional square feet per sign.

61 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 6 Aggregate of All Tenant Signs. Lastly, the Ordinance restricts the total aggregate sign area to ½ square feet per linear feet of building frontage in this case, the total allowed would be 75 square feet. The subject application is proposing a total of 300 square feet. Table 1. Permitted and Proposed Signage Requirements In the PD-IP District Building Mounted Total Aggregate Sign Area Maximum Sign Area of Any One sign Maximum Number of Signs Permitted ½ sf per lf* of building 100 sf 1 frontage = 75 feet Proposed 300 sf 150 sf 2 *LF = linear frontage. The linear frontage of the storage facility is 150 feet, therefore the total amount of signage permitted would be 75 square feet. Table 2. Permitted and Proposed Signage Requirements In the PD-IP District Entrance Signs Maximum Sign Area of Any One sign Permitted Proposed OUTSTANDING ISSUES: Staff has identified the following issues: 50 square feet 70 square feet Building Design: Staff, after further review, continues to have concerns with the overall design of the proposed self-storage facility in the context of the overall vision for Commonwealth Center and the Route 7 corridor; specifically, the materials (metal) and the scale and massing of the proposed 6-story, 140,000 square foot building. This is a highly visible site from Route 7, which is one of the most heavily travelled roadways in the County. This area has been identified for, and was once envisioned for Keynote Employment and was planned to function as the premier office destination in the Route 7/ 28 corridor. Staff continues to maintain the position that all buildings along this frontage should fulfill the vision of a high quality office space destination and the building should be designed with this concept in mind. The design of the proposed storage facility should use high quality materials recognizing Route 7 as a premier business corridor. Signage: The design and size of the proposed signs also raise compatibility issues. The Applicant has not finalized the design of the signs, which does not provide staff the opportunity to evaluate how they relate to the surrounding area and meet Ordinance criteria, and the signs proposed are 50% larger than what is permitted by right.

62 POLICY ANALYSIS: SPEX & SPMI SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 7 Special Exception (SPEX) Criteria for Approval - Zoning Ordinance Section of the Revised 1993 Zoning Ordinance states that in considering a minor special exception or special exception application, six (6) factors shall be given reasonable consideration. These criteria for approval are organized below by category, followed by Staff s analysis. LAND USE: ZO (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Analysis While the proposed use is not a major employer as envisioned by the Revised General Plan (Plan), it does provide a service which supports other business and residential uses within the area. The applicant s request to increase the floor area ratio for the site up to 1.0 FAR is also supported by Plan policy. The County envisions the Route 28 Corridor as a major economic and employment center with predominately commercial development within distinct land development patterns. The subject site is designated as Route 28 Business which is planned for office and flex uses with FARs between 0.4 to 1.0 with supportive commercial and retail services limited to 10% of the floor area. Office settings allow for a limited amount of internally-oriented office-supportive uses and amenities. The proposed use for this property is for a mini-storage warehouse to serve the nearby office, business, retail and residential uses is similar to other flex industrial warehousing and distribution uses within the Route 28 Business area. As further discussed below in the Compatibly section, Staff continues to have concerns with the overall design of the proposed self-storage facility, specifically the materials, scale and massing. COMPATIBILITY: ZO (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Analysis Staff has identified a compatibility issue as it relates to the proposed building design of the proposed self-storage facility; specifically, the materials, scale and massing of the proposed 6-story, 140,000 square foot building and its compatibility with the surrounding office, commercial and institutional uses within Commonwealth Center, One Loudoun and the George Washington University Campus. The subject site serves as a gateway to both the Route 7 and Route 28 Corridor where buildings are predominately two to four stories in height and are constructed of masonry. The County envisions these areas to develop as high quality office and commercial corridors adjacent to the roadways with an emphasis placed on the creation of a quality built environment with high curb appeal through the use of extensive landscaping and coordinated building architecture.

63 Figure 2. Proposed building elevations SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 8

64 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 9 The Applicant has submitted several iterations of the proposed building design. Throughout the referral process, staff has suggested that the proposed design needs to incorporate four sided architecture, include the use of windows or spandrel glass on all elevations to create a more office

65 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 10 like appearance, manipulate the mass of the building at regular intervals through vertical and horizontal surface relief (i.e. use of projecting awnings and/or overhangs), provide additional articulation to the rhythm of the building and other decorative treatments, and incorporate high quality materials into the design of the building. While the Applicant has incorporated some of the recommended elements into their revisions at staff s request, including the addition of fenestration and masonry material, staff believes the building design could be further refined and developed to be more in keeping with the vision for the corridor. Specifically, the prominent perforated metal corner element is not reminiscent of an office-like appearance and is not to scale with the rest of the building. It retains a large blank face that resembles a billboard for the proposed building signs. Staff has provided some examples of strong corner elements for storage facilities, a wider use of masonry as a primary façade material mixed with metal surfaces, and an example of a design concept that breaks up facades with vertical and horizontal elements to the Applicant. Strong rooflines and cornice treatments would help define the building and fit into the design intent of the district. Incorporation of these elements in a creative and thoughtful manner will help achieve the design intent of Commonwealth Center design guideline language, which staff has used as guidance during the design review process. The building also lacks the symmetry that is reminiscent of office buildings. The building is proposed to be located 100 feet from Route 7. It should also be noted that there is not a landscape buffer that exists today that will adequately soften the large building from Route 7, although a Type 3 buffer is proposed for that area that was approved as part of ZRTD ENVIRONMENTAL AND HERITAGE RESOURCES: ZO (4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality (including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. Analysis Examples of green infrastructure located on the subject site include stream and river corridors, floodplain, and tree stands. There are no outstanding environmental and heritage resource issues; however, during the referral process, staff recommended the Applicant provide additional measures to protect onsite resources and also suggested the Applicant consider revising the site layout to lessen encroachments into environmentally sensitive areas. In response, the Applicant has reduced a portion of the loading and parking area, which increased the physical separation from the stream onsite and reduced the encroachments into the existing tree canopy. The Applicant has also agreed to provide a tree conservation area (TCA) between the property line and the proposed development. In regards to Storm Water Management (SWM) as part of the previous ZCPA/ZRTD application, the Applicant has proffered to providing at least one Low Impact Development (LID) technique for each building on the property. The subject property will be served by the existing SWM facility located immediately to the southeast.

66 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 11 TRANSPORTATION: ZO (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis Based on the Staff analysis of the Traffic Memo submitted with the applications, no additional improvement are necessary to mitigate the traffic impact of the proposal, The site is served via one full-movement access point on Russell Branch Parkway, however there are multiple access points along Russell Branch Parkway serving the larger Commonwealth Center site. The Applicant s traffic memo estimates the number of vehicle trips per day for the proposed 140,000 square foot mini-warehouse use will be approximately 20 AM peak hour trips, 37 PM peak hour trips and 350 total weekday trips. The Traffic Memo estimated the number of trips for mini-warehouse uses on weekdays. The traffic memo also provided a comparison of the number of trips that could be generated by 0.6 FAR of by-right office uses in the PD-IP zoning district. Based on the trip rates published in the ITE, Table 1 below shows a comparison of trips generated by the uses described above. Table 3: Trip Generation Comparison for Commonwealth Center Proposed and By-Right Office Uses Description of Uses ITE Code AM Peak PM Peak Weekday Total Revised 1993 Zoning Ordinance 0.6 FAR Or 104,544 SF By-Right Office Uses under PD-IP zoning district ,357 Proposed Mini- Warehouse Use 140,000 SF Net Difference (miniwarehouse versus office uses) ,007

67 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 12 As shown in the table above, this SPMI for a mini-warehouse could yield 178 fewer AM peak hour, 158 fewer PM peak hour, and 1,007 fewer daily vehicular trips than 0.6 FAR of office uses in the PD-IP zoning district. PUBLIC UTILITIES/PUBLIC SAFETY: (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis Adequate public utilities and public safety services are available to serve the site. A condition of approval has been added that for a $0.10 (per gross square foot) contribution to volunteer fire-rescue services per the Board s Fire-Rescue policy. ZONING ANALYSIS: The application is in general compliance with the requirements of the Revised 1993 Zoning Ordinance for the PD-IP zoning district. Sign Development Plan (SIDP) Criteria for Approval - Zoning Ordinance Section (E)(1) of the Revised 1993 Zoning Ordinance states that when considering a Sign Development Plan, the Planning Commission shall give reasonable consideration to six factors. These criteria for approval are organized below by category, followed by staff s analysis. POLICY ANALYSIS: SIDP SITE IDENTIFICATION: (E)(1)(a) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. (b) Clearly identify places of business or communities, while avoiding unnecessary redundancy. Analysis: The proposed signage will provide identification and direction for the storage facility. Although Staff has identified an issue specific to compatibility, given the proposed placement, height, and orientation of the signs, and the size of the building, the signs do not appear to present any visual clutter. The subject site is governed by the policies outlined in Loudoun County s Revised General Plan and is located in the Ashburn Community of the Suburban Policy Area and within the Route 28 Tax District. COMPATIBILITY: (E)(1)(c) Demonstrate compatibility with and be subordinate to the structures and land uses referenced by the sign. (f) Provide a sufficient number of graphic messages or displays without creating competing demands for visual attention. ENVIRONMENTAL: (E)(1)(d) Address impacts to the night sky. (e) Incorporate energy efficient measures, where possible. Staff has concerns about the proposed signs and their compatibility in terms of size and design. The Countywide Retail Policies state that signage should be attractive site elements that are compatible with the architecture of the retail center. The application includes a very basic drawing

68 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 13 depicting the proposed building mounted signage on the north and south elevations. The application does not include illustrative plans, sections or elevation drawings as part of the Sign Development Plan application of the proposed building design, so staff cannot fully evaluate the proposed signage that should be coordinated with the building architecture, materials or color palette to determine the overall compatibility and context for the proposed signage. The sign plan also does not include any information on the proposed lighting for the signage. Collectively, the location, quality, and clarity of signs define the general perception of a business and its surrounding community. The size and placement of the signs also raise compatibility issues. The building identification signs are proposed to be 150 square feet each, an additional 50 square feet over what is permitted by right for building identification signs. Staff cannot effectively evaluate whether the proposed signs would have a detrimental effect on the Route 7 or Russell Branch Parkway view sheds. Although the Applicant has included signage on the illustrative elevations for the building, staff would note that these are not incorporated into the Sign Development documents, providing no assurances as what the signs will look like. Reviewing the illustrative elevation, the building features two large blank walls accented by geometric forms that resembles a billboard for the proposed building signs. The proposed signage request for 150 square feet appears out of scale with the building and staff is also concerned about the use backlit perforated metal. ENVIRONMENTAL: (E)(1)(d) Address impacts to the night sky. (e) Incorporate energy efficient measures, where possible. Analysis: Impact to the night sky is adequately addressed. The building mounted signs will be internally lit. The entrance sign will be designed to eliminate light dispersion or direct glare from the top of the fixture. ZONING ANALYSIS: Section (E) of the Revised 1993 Zoning Ordinance provides for the development of and criteria for an alternative Sign Development Plan, such as the one proposed in this application. The Applicant has provided a sign vicinity map and sign matrix, the SIDP, and a Statement of Justification. Except as noted above, the application is in general compliance with the sign plan criteria of the Revised 1993 Zoning Ordinance. ATTACHMENTS: 1. Findings for Approval 2. Conditions of Approval ( ) 3. Referral Comments 4. Applicant Statement of Justification ( ) 5. Applicant Responses to Referral Comments 6. Sign Development Plan ( ) 7. Building Elevations ( ) 8. Special Exception Plat ( )

69 SPEX , SPMI , & SIDP Commonwealth Center Mini-Warehouse Page 14 The staff reports and associated attachments, as well as referral agency comments, can be viewed online at either (Select Planning Commission Documents ) or on the Loudoun Online Land Applications System (LOLA) at (Search SPEX ).

70 DEPARTMENT OF PLANNING Date of Hearing: AND ZONING STAFF REPORT PLANNING COMMISSION PUBLIC HEARING SUBJECT: ELECTION DISTRICT: CRITICAL ACTION DATE: STAFF CONTACTS: ZOAM , PD-TC, Planned Development- Town Center Zoning District Countywide At the Pleasure of the Board Brian Wegener, Project Manager, Zoning Administration Mark Stultz, Zoning Administrator Ricky Barker, Director of Planning & Zoning PURPOSE: The purpose of this Zoning Ordinance Amendment (ZOAM) is to change Section 4-800, Planned Development-Town Center (PD-TC) zoning district provisions and related Sections of the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance) to foster increased flexibility for applicants in administration of the PD-TC zoning district while facilitating high-quality mixed-use developments. RECOMMENDATION: Staff recommends the Planning Commission forward ZOAM to a work session to fully discuss the different recommendations from the Zoning Ordinance Action Group and Staff. SUGGESTED MOTIONS: 1. I move that the Planning Commission forward ZOAM , PD-TC, Planned Development-Town Center Zoning District, to a work session for further discussion. OR 2. I move that the Planning Commission forward ZOAM , PD-TC, Planned Development-Town Center Zoning District, as provided in Attachment 1 to the Staff Report, to the Board of Supervisors with a recommendation of approval. OR 3. I move an alternate motion. CONTENTS OF THIS STAFF REPORT Section Page Section Page Section Page Motions 1 Text Changes 2 Criteria for Approval 6 Executive Summary 2 Agency Referrals 4 Attachments 7 Background 2 Issues for Consideration 4

71 ZOAM , PD-TC Page 2 I. EXECUTIVE SUMMARY At the June 3, 2015 Board of Supervisors (Board) Business Meeting, the Board adopted (8-1-0) the Resolution of Intent to Amend (ROIA) the Zoning Ordinance to revise regulations applicable in the Planned Development-Mixed Use Business (PD-MUB) and PD-TC zoning districts. Revisions to PD-TC zoning district regulations were postponed as PD-MUB amendments were prioritized and expedited through the adoption process. The Copy Teste / Resolution of Intent to Amend is provided in Attachment 2. To implement the ROIA with respect to the PD-TC zoning district, amendments are proposed to the following Sections of the Revised 1993 Loudoun County Zoning Ordinance: Section 4-801, Purpose Section 4-802, Size, Location and Components Section 4-803, Permitted Uses Section 4-804, Special Exception Uses Section 4-805, Lot Requirements Section 4-806, Building Requirements Section 4-807, Land Assembly Requirements Section 4-808, Land Use Arrangement and Use Limitations Section 5-655, Additional Regulations for Specific Uses, Elementary, Middle, or High School for 15 or fewer pupils Section 5-659, Additional Regulations for Specific Uses, Drive-through Facilities Associated With Banks, Financial Institutions and Pharmacies The draft text for ZOAM is included as Attachment 1. II. BACKGROUND In March 2012, as part of the Commercial and Industrial Zoning Ordinance Amendments initiative, the stakeholders group participating in the process compiled a Matrix of Issues (Stakeholders Matrix). Three of the issues in the original Stakeholders Matrix (39, 81 and 85) identified the need to increase flexibility in mixed-use zoning districts and were assigned high priority by the Board. The Zoning Ordinance Action Group (ZOAG) subsequently established the Urban/Suburban Subcommittee (Subcommittee) in October 2014 to work on multiple Stakeholders Matrix items in the queue, including amendments to the mixed use districts. The Subcommittee worked at length in 2015 on amendments to the PD-MUB zoning district and PD-TC zoning district. Completion of the PD-MUB amendments were given higher priority due to end-of-year deadlines and resource constraints, resulting in separation of the PD-TC amendments for consideration in The Subcommittee and staff have worked since May 2016 on the proposed amendments to the PD-TC zoning district. This item is included in the 2016 Zoning Ordinance Amendment Work Program approved (9-0) on April 5, 2016 by the Board of Supervisors.

72 ZOAM , PD-TC Page 3 III. SUMMARY OF PROPOSED TEXT CHANGES Following is a summary of the proposed Zoning Ordinance amendments to the PD-TC zoning district in Section and to certain Additional Regulations for Specific Uses in Section 5-600: 1. Section 4-801, Purpose, will be revised to clarify the purpose and intent of the zoning district. 2. Section 4-802, Size, Location and Components, will be revised to: 1) increase maximum district size from 60 acres to 125 acres; 2) add flexibility to minimum separation distances between town center districts; and 3) eliminate the requirement for a Town Center Fringe by making it optional for town centers of 30 acres or smaller. 3. Section 4-803, Permitted Uses and Section 4-804, Special Exception Uses, will be revised to relocate and combine lists of permitted and special exception uses into a tabular format comprising a new Section In addition, the PD-TC use lists are amended to add new and/or delete permitted and/or special exception uses, which may be subject to Additional Regulations, in the Core and/or Fringe. Deleted Sections are marked as [RESERVED] in the draft text presented in Attachment Section 4-806, Lot Requirements and Section 4-807, Building Requirements, will be revised to amend dimensional requirements; in most instances, the requirements are reduced to grant flexibility. Other changes are intended to establish a more urban environment. The maximum lot coverage in the Town Center Fringe is increased from 0.7 to 0.8. A minimum building height of 24 feet is now required in the Town Center Core where none was previously required. The maximum Core building height is increased from 60 to 120 feet, subject to certain limitations. The maximum Fringe building height is increased from 40 to 60 feet. 5. Section 4-808, Land Assembly Requirements, will be eliminated, as the intent of the regulations, which pertain to district and Core size and dimensions, is addressed elsewhere in Section Section 4-809, Land Use Arrangement and Use Limitations, will be revised and divided into three subsections: (A) those applying generally in the zoning district, (B) those applying in the Core, and (C) those applying in the Fringe. Amendments are intended to clarify and revise existing regulations in regard to street pattern, alleys, town greens, civic uses, on-street parking, buffering and screening, pedestrian linkages, sidewalks, street furniture and other amenities, street trees, parking lot access and location, parking structures, screening, block perimeters, block frontages, percentage of residential uses, building entrances, access from major roads, and accessory structures and uses. 7. A new Subsection (F) is added to establish new regulations for specific uses, including Auction Houses, Automobile car sharing agency and Automobile rental agency, Storage, Mini-warehouse, Hotels/Motels, and Manufacturing, processing, fabrication, and/or assembly of products.

73 ZOAM , PD-TC Page 4 8. Section and Section will be revised to clarify that elementary, middle, or high schools for 15 or fewer pupils need not comply with the minimum lot size requirement when located in the PD-TC zoning district, and to clarify that development in the PD-TC zoning district is not subject to landscape buffer requirements applying to drive-through facilities associated with banks, financial institutions and pharmacies. IV. AGENCY REFERRALS The proposed text was referred to various agencies within the County Government for comment. Comments were received from the Community Planning Division of the Department of Planning and Zoning, the Department of Transportation and Capital Infrastructure (DTCI), the Department of Economic Development, and the Environmental Review Team and the County Urban Forester of the Department of Building and Development. Referrals are included in Attachment 3. The draft text reflects feedback received from referral agencies, except for a concern expressed by DTCI regarding the reduction in the block frontage standard for pedestrian-oriented businesses, as Planning and Zoning Staff believes the reduction to be a reasonable accommodation of the need for improved design flexibility. Staff rationale for this standard is further discussed under the Issues for Consideration section, which addresses why the reduction is deemed acceptable and also why it should not be further diluted with extra exemptions. V. ISSUES FOR CONSIDERATION As noted previously in this report, Staff supports the draft text as provided in Attachment 1, and recommends the Planning Commission forward ZOAM to the Board with a recommendation of approval. However, while Staff and ZOAG worked collaboratively to develop the proposed amendments, agreement could not be reached on a limited number of items, as outlined below. Specifically, ZOAG recommends that the following alternative standards be considered in lieu of those included with the draft text. Staff has attempted to summarize ZOAG s rationale below. Attachment 4 includes ZOAG s rationale as submitted by ZOAG. ZOAG representatives will be at the Planning Commission public hearing to share their perspective and answer questions. Input from the Planning Commission on these items is needed. 1. Section 4-802, Size, Location and Components: ZOAG suggests that the minimum separation between Town Center Cores should be 3,000 feet, not 1 mile (5,280 feet) as proposed in the draft text. ZOAG Rationale: The minimum separation distances are arbitrary. The requirement should recognize the possible synergies created by locating a Town Center near complementary developments. Staff Rationale: The current PD-TC District requires that individual Town Centers be separated by a minimum of 10,000 feet, as measured from the outermost edge of the district. The draft text in Attachment 1 proposes that the separation be required between the Core areas of PD-TC Districts (i.e. no separation required between Fringe areas), and further proposes a reduction in the separation

74 ZOAM , PD-TC Page 5 requirement between Core areas from 10,000 feet to 1 mile when certain intervening features exist. The Town Center policies of the Revised General Plan (the Plan ) encourage fewer, larger, and more cohesive Town Centers to serve the Suburban Policy Area, and the minimum separation distance proposed in the draft text is intended to remain consistent with Plan guidance while providing improved flexibility in the location of new PD-TC developments. 2. Section 4-803, Permitted Uses: ZOAG suggests that the following uses be permitted in the district. These uses are not included in the draft text in Attachment 1: Single-family detached dwelling, Special Exception (S), Core Storage, mini-warehouse, Permitted (P), Core and Fringe Data center, S, Core and Fringe Wholesale trade establishment, S, Core and Fringe ZOAG Rationale: These uses are changing in form and substance, minimizing impact. Town Centers should have the flexibility to accommodate these uses. Staff Rationale: The draft text in Attachment 1 provides for a diverse mix of permitted uses that are conducive to the pedestrian-oriented environment intended for the PD-TC District. The additional uses suggested by ZOAG were deemed by Staff to be inconsistent with the intended form and function of a Town Center, and were more appropriately located in more conventional suburban settings. Specifically, while permitted in the less compact Fringe, single-family detached dwellings would dilute the intended intensity of the Core and undermine its viability as the activity center within a Town Center. The draft text permits both multi-family and single family attached dwellings in the Core as well as in the Fringe, wherein single family detached dwellings will also be permitted. The mix of housing types permitted in both the Core and Fringe appropriately reflects the transition of intensity between these components of a Town Center, and further distinguishes Town Center development from surrounding suburban-style neighborhoods. Data centers and wholesale trade establishments are not appropriate in a Town Center as the uses have an industrial disposition and are characterized by a design and configuration not conducive to a pedestrian-oriented mixed-use environment. Indeed, data centers pose particular compatibility challenges when located in close proximity to residential uses, and enabling their integration with such uses in the compact setting of a Town Center is not advisable. Storage, mini-warehouse uses are currently not permitted in the district, but have been added with the draft text as a special exception use in the Fringe. Limiting such uses to the Fringe is appropriate due to their inactive nature and vehicular-orientation which would undermine the intended character and development potential of a Core area. 3. Section 4-809(A)(4), Land Use Arrangement and Use Limitations: ZOAG suggests that the minimum amount of required civic space be reduced to 1% of total building floor area, and that outdoor space count toward meeting this standard. The draft text in Attachment 1 retains the current standard requiring civic space to compose a minimum of 5% of total building floor area in the district.

75 ZOAM , PD-TC Page 6 ZOAG Rationale: Outdoor open spaces can be designed and utilized in a manner that complements the intent of civic space and should therefore be counted toward the civic space requirements. Staff Rationale: The intent of the civic space requirement is to foster consideration of bricks-and-mortar uses that offer functioning community space for residents that is distinct from open space. The civic space component of the development mix is valuable as it contributes to the strength of the public realm by promoting opportunities for resident engagement in community affairs. Civic space is a key component to Loudoun s Town Centers. 4. Section 4-809(B)(2), Land Use Arrangement and Use Limitations: ZOAG suggests that plazas and open space be counted or otherwise exempted from the 50% pedestrian oriented business block frontage calculation. The draft text in Attachment 1 only allows full block greens to be exempted from the block frontage calculation. ZOAG Rationale: Flexibility to establish varying streetscapes and uses should be encouraged within a Town Center. Staff Rationale: The current requirement is that 70% of all block frontages within the Town Center be occupied by pedestrian-oriented businesses, both within the Core and Fringe. To improve design flexibility within the PD-TC District, the draft text in Attachment 1 requires that 50% of block frontages in the Core be occupied by pedestrian-oriented businesses, with no such requirement in the Fringe, and further stipulates that alleys and full block town greens are exempted from the frontage calculation. As proposed in the draft text, half of block frontages in the Core will be required to feature pedestrian-oriented businesses, which accommodates the need for flexibility but still achieves the street-level mix of uses essential to a vibrant streetscape. Given the reduction of the frontage standard from 70% to 50% and the corresponding exemption of the Fringe from the requirement, as well as exclusion of full-block town greens, any further exemptions would diminish the intended urban form and compromise the vitality of Town Centers in the County. VI. ZONING ORDINANCE CRITERIA FOR APPROVAL Section (D), Text Amendments, of the Revised 1993 Loudoun County Zoning Ordinance states for an amendment of the text of this Ordinance, the Planning Commission shall consider the following matters: Standard Whether the proposed text amendment is consistent with the Comprehensive Plan. Analysis The Community Planning Division referral indicates that the proposed amendments are in general conformance with Town Center policies in the Revised General Plan.

76 ZOAM , PD-TC Page 7 Standard Analysis Whether the proposed text amendment is consistent with the intent and purpose of this Ordinance. The intent of this Ordinance is defined under Section 1-102, which states: This Ordinance is enacted in order to promote the health, safety and welfare of the residents of Loudoun County and to implement the Loudoun County Comprehensive Plan. Generally, the proposed text amendment is consistent with the intent and purpose of the Ordinance. The amendment will facilitate additional mixed-use development in the County, addressing regional trends in housing demand and the emerging preference for placedbased retail. The changes to the standards will maintain the integrity of the zoning district by resulting in mixed-use business areas that are high-quality and in keeping with innovative development trends. VII. ATTACHMENTS 1 ZOAM Draft Text 2 Copy Teste/Resolution of Intent to Amend dated June 3, Agency Referrals 4 ZOAG Issues for Consideration Rationale * This Staff Report with attachments and additional information can be viewed online at under the application ZOAM Copies are also available in the Department of Planning and Zoning.

77 DEPARTMENT OF Date of Hearing: BUILDING AND DEVELOPMENT STAFF REPORT PLANNING COMMISSION PUBLIC HEARING SUBJECT: ELECTION DISTRICT: ZMAP Floodplain Overlay District (FOD), ZOAM Floodplain Overlay District (FOD) Countywide CRITICAL ACTION DATE: February 17, 2017 STAFF CONTACTS: Glen Rubis, Project Manager, Building and Development Mike Seigfried, Director, Building and Development Mark Stultz, Zoning Administrator, Planning and Zoning Ricky Barker, Director, Planning and Zoning PURPOSE: The boundaries of the Floodplain Overlay District (FOD), as administered under Section of the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance), are based upon the Flood Insurance Rate Map (FIRM) and Flood Insurance Study (FIS) for Loudoun County prepared by the Federal Emergency Management Agency (FEMA). FEMA has recently completed an update to the FIRM and FIS for Loudoun County, with an effective date of February 17, The purpose of ZMAP is to revise the mapped boundaries of the FOD (Major Floodplain and Minor Floodplain) to conform to the updated FIRM and FIS, and is accompanied by ZOAM to complete the corresponding revision of the FIRM and FIS effective date in Section (C) of the Zoning Ordinance from July 5, 2001 to February 17, RECOMMENDATIONS: Staff recommends approval of ZMAP and ZOAM , as provided in Attachment 1 to this staff report. SUGGESTED MOTIONS: OR 1. I move that the Planning Commission forward ZMAP and ZOAM , Floodplain Overlay District, to the Board of Supervisors with a recommendation of approval. 2. I move that the Planning Commission forward ZMAP and ZOAM , Floodplain Overlay District, to a work session for further discussion. CONTENTS OF THIS STAFF REPORT Section Page Section Page Section Page Motions 1 Applicability 4 Attachments 6 Background 2 Criteria for Approval 4 Summary of Changes 3 Fiscal Impact 6