BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT. ZMAP & SPEX , Lansdowne Continuing Care Facility. Ashburn

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1 Date of Hearing: May 10, 2017 #9 BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: ZMAP & SPEX , Lansdowne Continuing Care Facility Ashburn CRITICAL ACTION DATE: May 10, 2017 STAFF CONTACTS: APPLICANT: Jacqueline Marsh, AICP, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Hawthorn Development, LLC PURPOSE: The purpose of this application is to consider rezoning approximately 5.7 acres within the planned Lansdowne community from the PD-OP (Planned Development Office Park) zoning district to the PD-MUB (Planned Development Mixed Use Business) zoning district and a special exception request to allow an adult assisted living continuing care facility in the PD- MUB zoning district. The Applicant is also requesting twelve zoning modifications to the PD- MUB Development Standards to accommodate the facility. RECOMMENDATION: Planning Commission: At its March 28, 2017, Public Hearing, the Planning Commission (Commission) forwarded (9-0) the application to the Board of Supervisors (Board) with a recommendation of approval subject to the Proffer Statement and Conditions of Approval, and based on the Findings of Approval. Staff: Staff would note that although the proposed special exception request for a continuing care facility is an appropriate use in this location, as it supports the Revised General Plan (RGP) healthcare policies, the proposal to rezone to the PD-MUB is not appropriate, as it does not meet the purpose and intent of the this zoning district. Staff acknowledges that an adult assisted living continuing care facility is not a permitted or special exception use in any other commercial zoning district in the Revised 1993 Zoning Ordinance and a residential zoning district would not meet the RGP in this location. The Applicant is limited to this particular commercial district for the purpose of developing an adult assisted living use. Therefore, staff can support a recommendation of approval based on the limitations of the current Zoning Ordinance to permit this type of use in an

2 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 2 otherwise residential district. A similar rationale was provided for the recently approved Poet s Walk nursing home ZMAP and SPEX applications. Staff supports Board approval of the applications subject to the Proffer Statement dated April 24, 2017, (Attachment 1) and Conditions of Approval dated April 26, 2017 (Attachment 2). Staff has concluded the proposal is consistent with the Revised General Plan healthcare policies. The unsigned, unexecuted Proffer Statement has been approved to legal form by the County Attorney s Office (Attachment 1). The item is ready for action. APPLICATION INFORMATION. APPLICANT Hawthorne Development, LLC PARCELS/ACREAGE REPRESENTATIVE Walsh, Colucci Lubeley & Walsh PC Chris Gleckner Cgleckner@thelanduselawyers.com Tax Map Number PIN Number Acreage /62//64///PH6/ acres /62//64///PH5/ ACCEPTANCE DATE April 26, 2017 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Ashburn Community) LOCATION Southwest quadrant of Lansdowne Boulevard and Riverside Parkway EXISTING ZONING PD-OP (Planned Development Office Park) PLANNED LAND USE Keynote Employment CONTEXT: Location/Site Access The subject property is located on the west side of Lansdowne Boulevard (Route 2400), south of Riverside Parkway (Route 2401), in the northwest quadrant of the Route 7/Lansdowne Boulevard interchange. The proposed site would be served via Sandridge Way which will be extended to the site. Existing Conditions The subject property is located on a 5.7 acre portion of Parcel N-3 of Lansdowne, which consists of approximately 16.6 acres. Currently, the parcel is developed with two multiple story office buildings. The subject site was previously graded and contains no environmental features other than a small amount of wetlands.

3 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 3 Surrounding Properties - Development surrounding the site includes professional offices to the north and west, zoned PD-OP. The 2.5 acre property directly to the west (rezoned to PD-MUB) has received Board approval for a 68-bed nursing care facility that specifically is for memory care patient known as Poet s Walk at Lansdowne. The multi-family community of Camden Lansdowne and a fire station are located to the north and west, which are in the PD-H3 (Planned Development Housing) zoning district. Directions From Leesburg, head onto East Market Street/Route 7, for 4.1 miles. Turn left onto 659 North, Lansdowne Boulevard. Turn right onto Riverside Parkway. Turn right onto Sandridge Road. The destination in straight ahead, on the edge of the parking lot. Figure 1. Vicinity Map

4 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 4 PROPOSAL: Zoning Map Amendment The Applicant proposes an approximately 5.7 acre portion of Land Bay N-3 from the PD-OP zoning district to the PD-MUB zoning district to permit the Lansdowne Continuing Care Facility. Special Exception The Applicant requests a Special Exception to permit a continuing care facility/adult assisted living on the property. There will be 165 suites. There will be no individual cooking units in the suites and all meals will be served in a central dining area. The facility will have both indoor and outdoor amenities and will provide van services for its residents. Revised 1993 Zoning Ordinance Modifications The Applicant seeks approval of twelve modifications which modify the development standards of the PD-MUB zoning district to accommodate the proposed nursing home facility. Staff provides an evaluation of the zoning modifications under the Zoning Analysis section of this staff report. BACKGROUND: Lansdowne encompasses an area of approximately 2,267 acres and includes corporate offices, the INOVA Loudoun Hospital, Lansdowne Woods of Virginia (age-restricted), Lansdowne Conference Resort, the National Conference Center, the Fairways at Lansdowne, Lansdowne Village Green, Ashleigh at Lansdowne (age-restricted) and the Lansdowne on the Potomac community. The subject parcel (Land Bay N-3) was included in a rezoning approval for the Lansdowne Village Green, from PD-H3 to PD-OP for the development of high density office uses in 2005 (ZMAP ). The five office buildings that were approved with the original Lansdowne Village Green was subsequently reduced to four office buildings per ZCPA The subject application will supersede and replace the current proffers for Land Bay N-3, which results in the property no longer being subject to those proffers associated with ZCPA The 2.5 acre property directly to the west was rezoned to PD-MUB in January of 2017 (ZMAP ), and also received a special exception approval (SPEX ) for a 68-bed nursing care facility, known as Poet s Walk at Lansdowne, that specifically is for memory care patients. 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. Documents associated with this applicant can be viewed online on LOLA at search ZMAP Planning Commission: The Commission held a public hearing on this application on March 28, There was no public testimony or Commission discussion on the applications. The Commission forwarded (9-0) the applications to the Board with a recommendation of approval subject to the Proffer Statement and Conditions of Approval based on the Findings of Approval. OUTSTANDING ISSUES: There are no major outstanding issues identified by Staff. Although the placement of the PD-MUB zoning district in this location might not necessarily meet the purpose and intent as defined by the Revised 1993 Zoning Ordinance, staff has concluded it is the most appropriate

5 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 5 district to implement the intended use, which is consistent with the health care polices as found in the RGP and further as discussed in the analysis below. 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. 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 There are no outstanding land use issues. The applications support the County objectives of encouraging adequate healthcare facilities and locating them with other related facilities. The subject property is located in the Ashburn Community of the Suburban Policy Area in an area planned for Keynote Employment where 100% office uses are envisioned. However, it is recognized that the Lansdowne development has evolved into a community that provides a mix of uses, both residential and non-residential. With the INOVA Loudoun Hospital as a monumental component of the Lansdowne community, it may be appropriate to cluster medical and health care type facilities in that area. The proposed facility is considered a healthcare facility as defined by the Revised General Plan (RGP). The County encourages the development of and provision of high quality healthcare services and related medical facilities. The Countywide Health Care Facilities policies guide the location and type of healthcare facilities and healthcare-related businesses throughout the County. The RGP states that healthcare facilities developed within the County shall take into consideration State regulations concerning the location of health care facilities and the following criteria: the area, population, topography, highway facilities and availability of the services to be provided by the project in the particular part of the health service area in which the project is proposed, the distinct and unique geographic, socioeconomic, cultural, and transportation characteristics of the area to be served, and barriers to access to care.

6 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 6 The County also encourages the co-location of health care facilities and healthcare-related businesses that provide a synergistic environment, improve access and choice of services for County residents, and promote the development of various types of health care facilities Further, the County encourages the location of healthcare-related businesses in proximity to established and proposed medical centers. The location of the proposed facility within the established Lansdowne Community may be appropriate given its proximity to the existing age restricted adult developments within the area, the nearby medical offices and the hospital. 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 There are no outstanding compatibility issues. The subject site is surrounded by residential, civic, and office uses, and a use with similar services was recently approved (Poet s Walk) directly adjacent to the site. The scale and density of the project will be compatible with existing and proposed development in the area. An internal pedestrian network surrounds the building and connects this use to adjacent uses in the area. It should be noted that the property will be subject to the Lansdowne Conservancy design guidelines and design review process. The applicant has provided proffers committing to the services (van service and a beauty salon) and amenities (both interior and exterior) that will be provided in conjunction with the continuing care facility and committing to an appropriate building and site design. The building design meets RGP polices in that it is a form of retirement housing situated in a multi-level structure that is designed in a manner the breaks up large masses of building to achieve a more appropriate human scale and improved visual appeal for the facility residents. 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 There are no outstanding environmental issues. The subject site has been previously graded and development on the site will not impact Green Infrastructure elements. 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

7 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 7 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 Impact Statement (TIS), no improvements to the surrounding road network are necessary to mitigate the traffic impact of the proposal. Access - The subject property is located on the west side of Lansdowne Boulevard (Route 2400), south of Riverside Parkway (Route 2401), in the northwest quadrant of the VA Route 7/Lansdowne Boulevard interchange. Overall, the proposed site would be served via Sandridge Way (a private street within a proposed 62-foot wide public access easement) which will be extended to the site. Trip Generation - The proposed development will generate 24 trips during the AM peak hour, 37 trips during the PM peak hour, and a total of 376 weekday daily trips. Compared to the approved 328,352 square feet of office use on the site, the proposed congregate care living facility, including a balance of 142,743 square feet of by-right office and the memory care facility) would generate 205 fewer trips in the AM peak commuter hour, 156 fewer trips in the PM peak commuter hour, and 958 fewer total weekday daily trips. Multi-Use Trail Commitments The Applicant will provide a 14-foot wide public access easement along the property s frontage along Lansdowne Boulevard in addition to providing a one-time contribution of $22,500 towards the construction of a multi-use trail. E. 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. The proposed rezoning and use will provide an increasingly needed service and employment opportunity while not detracting from the County s fiscal impact. The proposed use typically generates more revenue than it requires in public expenditures. 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. The following table summarizes how this application addresses public utilities, fire and rescue services and contributions, and public safety.

8 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 8 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 three minutes. Fire & Rescue Contribution - The Applicant agrees to make the anticipated one-time Fire and Rescue contribution of $0.10 per gross square foot to be distributed equally to the first response fire and rescue facilities. ZONING ANALYSIS: There are no outstanding zoning issues. The Applicant has made the suggested administrative amendments as requested by staff. 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 the following modifications of the Revised 1993 Zoning Ordinance. Zoning Ordinance Section , Size and Location (A), Development Standards, Minimum Use Percentages (B), Development Standards, Public Plaza (C), Development Standards, Vertical Mix (E), Development Standards, Building Entrances. Table 3. Requested Modifications Proposed Modification Reduce the minimum size of a PD-MUB zoning district from 25 to 5.7 acres. Permit 100% of the total floor area of the district to be devoted to uses listed in the Employment use classification (no floor area devoted to commercial, public or civic, or residential uses). Allow one private plaza to be provided between the four-story building for the adult assisted living facility and Lansdowne Boulevard. Allow the applicant to provide a fourstory building containing a single use Permit the building entrance to be oriented toward the travel way serving the land unit Staff Analysis/ Recommendation Staff supports the Board approval of these Modifications. The requested modifications are necessary because the Applicant is proposing a single use on the subject parcel. This directly conflicts with the purpose and intent of the PD-MUB zoning district, which encourages a compact pedestrian-oriented mix of uses located in close proximity to each other in order to create an attractive environment which to live, work, and play. However, Staff can support this type of use in this particular area of

9 4-1354(F), Development Standards, Sidewalks (G), Development Standards, Bicycle Network (H), Development Standards, Streets. Section (I) Development Standards, Concept Development Plan Section (J) Development Standards, Design Guidelines Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 9 Permit the sidewalks to be provided according to the pedestrian circulation plan Eliminate the requirement, as a bicycle network does not exist in the vicinity to connect to. Permit travelways to be provided that are not arranged in a generally rectilinear pattern of interconnecting streets and blocks. Permit a pattern of development as shown on the concept development included in the application. Permit the Lansdowne Conservancy design guidelines and design review process in lieu of design guidelines specific to the PD-MUB district. the Ashburn community, as it is supported by the healthcare polices of the RGP and would complement the surrounding medical and healthcare facilities. Staff acknowledges that the PD- MUB is the only non-residential zoning district that allows adult assisted living facilities permitted by right and/or through the special exception process. This limits the applicant s options in terms of what zoning district would be appropriate. In order to be located within the PD-MUB zoning district, the requested modifications are necessary, therefore, Staff can support the requests (B), Yards, Front Permit no maximum yard from other roads (C), Use Limitations, Street Trees. Reduce the required density and size of trees along all areas dedicated for vehicular travel.

10 Item #9, ZMAP & SPEX , Lansdowne Continuing Care Facility Board of Supervisors Public Hearing May 10, 2017 Page 10 SUGGESTED MOTIONS: 1. I move that the Board of Supervisors forward ZMAP & SPEX , Lansdowne Continuing Care Facility, to the June 6, 2017, Board of Supervisors Business Meeting for action. (This motion would require an extension of the Critical Action Date). OR 2a. I move that the Board suspend the rules. AND 2b. I move that the Board of Supervisors approve ZMAP & SPEX , Lansdowne Continuing Care Facility, subject to the Proffer Statement dated April 24, 2017, and the Conditions of Approval dated April 26, 2017, and based on the Findings for Approval as provided in Attachments 1, 2, and 3 to the May 10, 2017, Board of Supervisors Public Hearing Staff Report. OR 3. I move an alternative motion ATTACHMENTS: 1. Proffer Statement ( ) 2. Conditions of Approval ( ) 3. Findings for Approval 4. Statement of Justification 5. Proposed Modifications to PD-MUB Zoning District ( ) 6. Referral Agency Comments 7. Applicant Response to Referral Comments 8. Concept Development Plan ( )

11 Lansdowne Continuing Care Facility, Adult Assisted Living Riverside Office Park Portion of Lansdowne Land Bay N-3(A) PIN ## (portion) and ZMAP HAWTHORNE AT LANSDOWNE PROFFER STATEMENT October 21, 2016 January 27, 2017 April 17, 2017 April 24, 2017 Hawthorn Development LLC (hereinafter, the "Applicant"), the Applicant for the rezoning of PIN # (Tax Map # /62//64///PH5/) and a portion of PIN # (Tax Map # /62//64///PH6/) as shown on sheet C6 of the Concept Development Plan defined in Proffer I.B. below (hereinafter referred to as the Property ), and Buckeye N, LLLP, Owner of the Property (hereinafter referred to as the "Owner ), on behalf of themselves and their successors in interest, hereby voluntarily proffer, pursuant to Section of the Code of Virginia (1950), as amended, and Section of the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ), that if the Loudoun County Board of Supervisors ( Board ) approves Zoning Map Amendment ZMAP , to rezone the Property from Planned Development Office Park (PD-OP) to Planned Development Mixed Use Business (PD-MUB) together with SPEX , then the development of the Property shall be in substantial conformance with the Concept Development Plan defined in Proffer I.B., below, and the Proffers set forth in this Proffer Statement. The proffer conditions offered in this ZMAP application shall supersede any prior proffers applicable to the Property. I. PROPOSED LAND USE A. Permitted Land Use The Property will be developed only as a continuing care facility, adult assisted living, limited to a maximum of 165 suites, with suite defined as a room or connected group of rooms intended for residence by one person or two related persons. All meals shall be served in a central dining area, and no cooking shall be permitted in the individual suites. Each suite will include a small bar sink with base and upper cabinets and a ¾ size refrigerator. No cooking facilities will be provided or allowed. Weekly housekeeping and linen service shall be provided to each suite. Onsite management shall be provided at all times. The foregoing services will be included as a package and will not be available to any resident on an a la carte basis, and the cost of providing this package of services shall be included in the rent payment. Attachment 1

12 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 2 of 8 No other use will be permitted on the Property under the PD-MUB zoning district. B. Concept Development Plan The development of the Property shall be in substantial conformance with Sheets C1, C2, C3, C6, C7, C8 and A1 (collectively referred to herein as the Concept Development Plan ) of the plan set entitled Lansdowne Continuing Care Facility, Adult Assisted Living, Riverside Office Park Portion of Lansdowne Bay N-3, Zoning Map Amendment (ZMAP ) and Special Exception (SPEX ) dated April 18, 2016, revised through April 24, 2017, and prepared by Timmons Group. C. Building Design The Property is and will continue to be subject to the adopted design covenants of the Lansdowne Conservancy, and, therefore, is subject to the Lansdowne Conservancy design review approval. The building will be designed in substantial conformance to the elevations shown on sheet A1 of the Concept Development Plan, subject to the Lansdowne Conservancy design review approval as set forth in the Lansdowne Design Guidelines for the Corporate Center dated July 1, D. Proposed Amenities and Services The continuing care, adult assisted living facility will include the following amenities, which shall be installed or constructed and open for use prior to issuance of the first occupancy permit for the Property: 1. Exterior Amenities a. Outdoor walkways as shown on sheets C7 and C8 of the Concept Development Plan on the Property b. Outdoor patio with seating and fire pit c. Lawn activity area and lawn games such bocce court 2. Interior Amenities a. Approximately 30% interior open space and common areas b. Dining room and coffee lounge c. Chapel, library, theater, private gathering rooms and communal gathering areas throughout the building d. Exercise room and game room 3. Services a. Van service available 24 hours per day, seven days a week b. On-site beauty salon

13 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 3 of 8 The said first occupancy permit shall not be issued until the Owner or Applicant has provided (i) written documentation from County Building and Development or Zoning Administration staff that said amenities have been installed/constructed and open for use, or (ii) written documentation from Zoning Administration staff that the said amenities or any of them are no longer a prerequisite for issuance of such occupancy permit. E. Noise and Lighting 1. County Standards. The development and use of the Property shall conform to Loudoun County noise and exterior lighting standards in effect at the time of site plan review. Additionally, all lighting fixtures used in parking areas and on building exteriors shall be full cutoff and fully shielded directed inward and downward, and designed to prevent glare on adjacent properties and streets. The maximum average illumination for parking lot lighting shall be up to 3 foot candles, and the maximum average illumination for exterior building lighting, including security lighting, shall be up to 5 foot candles. 2. Noise Study The Applicant or Owner shall submit a noise impact study to the County that will determine the need for any additional buffering and noise attenuation measures along Lansdowne Boulevard. This noise impact study shall be conducted by a certified professional engineer and submitted concurrently with the submission of the first site plan or construction plan for the Property. The noise impact study will be based upon traffic volumes for Lansdowne Boulevard at a time ten to twenty years from the start of construction based on the most recent, applicable forecast available from the Department of Transportation and Capital Infrastructure, the ultimate road configuration as defined in the 2010 Revised Countywide Transportation Plan ( CTP ), the ultimate design speed, pavement type, and proposed topography. The noise impact study will be prepared using the latest version of the Federal Highway Administration's Traffic Noise Prediction Model. Noise impacts shall be deemed to occur if predicted highway noise levels substantially exceed the existing noise levels (a 10 decibel increase over existing levels) or approach (one decibel less than), meet, or exceed the Noise Abatement Criteria identified in the CTP. For all uses deemed to be subject to such noise impacts, noise attenuation measures shall be provided along Lansdowne Boulevard sufficient to mitigate the anticipated noise impacts prior to the issuance of the first occupancy permit for any impacted structure. Such noise attenuation measures shall be shown on the applicable site plan or construction plan. Noise attenuation measures shall result in noise levels less than impact levels (2 decibels less than the Noise Abatement Criteria) and shall result in a noise reduction of at least 5 decibels below predicted highway noise levels. Where noise attenuation measures are determined to be required, priority shall be given to passive measures (to include adequate setbacks, earthen berms, wooden fences, and vegetation). Structural noise attenuation measures (e.g., noise walls) shall be used only if adequate noise attenuation cannot otherwise be achieved. Notwithstanding the previous sentence, structural noise attenuation measures may be

14 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 4 of 8 incorporated into the construction of impacted structures to achieve interior noise standards. The first occupancy permit for any structure adjacent to Lansdowne Boulevard shall not be issued until the Owner or Applicant has provided written documentation from County Building and Development staff or the Zoning Administrator that such required attenuation measures have been constructed or installed or are not required. All such noise attenuation measures (other than those incorporated into the construction of impacted structures to achieve interior noise standards) shall be located on the Property, shall be maintained by the Applicant or Owner or by the Unit Owners Association of Lansdowne Parcel N Condominium, and shall not be removed without written approval from the County. II. PUBLIC WATER AND SANITARY SEWER The Property shall be served by public central water supply and public central sanitary sewer systems. The Owner or Applicant shall construct and install all water and sewer extensions to the Property and shall provide all connections necessary for development of the Property at no cost to the County or the Loudoun County Sanitation Authority (Loudoun Water). Such public water and sanitary sewer extensions and connections shall be constructed in accordance with all Loudoun Water standards. III. ROAD ACCESS The vehicular access to and from the Property to Riverside Parkway shall be limited to the entrance via an extension of Sandridge Way as shown on sheets C6-C8 of the Concept Development Plan. The Owner shall construct the extension of Sandridge Way to connect with the internal roadways on the Property, as shown on sheets C6-C8 of the Concept Development Plan, concurrently with the construction and development pursuant to the first site plan on the Property. The extension of Sandridge Way and all internal roadways constructed on the Property shall be privately owned and maintained and shall be constructed in accordance with the Loudoun County Land Subdivision and Development Ordinance (the LSDO ) and the Loudoun County Facilities Standards Manual (the FSM ). The Owner shall create, establish, and record by appropriate deed among the deed records a 62-foot wide private access easement from the Property to Riverside Parkway prior to the final approval of the first site plan on the Property. The Owner or Applicant, at no public cost, shall relocate the overhead power lines which cross the internal roadway access easement if, in conjunction with the review of the site plan or construction plans, the Owner or the County determines that the power lines interfere with the internal roadway access or construction. IV. PEDESTRIAN AND BICYCLE CIRCULATION The Owner or Applicant shall construct the walkways shown on sheets C7 and C8 of the Concept Development Plan that are located on the Property. The walkways shall be constructed according to FSM standards, shall be bonded for construction as part of the bond for the first site plan for the Property, and shall be constructed prior to the issuance of the first occupancy permit for the continuing care facility, adult assisted living. Additionally, the Owner shall install one

15 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 5 of 8 bicycle rack with a minimum capacity for four bicycles on the Property at a location to be determined on the site plan. The bicycle rack shall be installed prior to issuance of the first occupancy permit for the continuing care facility, adult assisted living. The said first occupancy permit shall not be issued until the Owner or Applicant has provided (i) written documentation from County Building and Development or Zoning Administration staff that the said walkways and bicycle rack have been installed, or (ii) written documentation from Zoning Administration staff that the said walkways and bicycle rack are no longer a prerequisite for issuance of such occupancy permit. V. STORMWATER MANAGEMENT The Owner or Applicant shall provide a minimum of one (1) Low-Impact Development (LID) Best Management Practice to treat stormwater from the Property. Such LID practice may include, but shall not be limited to, water quality swales, bioretention facilities/rain gardens, sheet flow to vegetated buffers, pervious pavement for parking spaces, or any alternative LID practice proposed by the Owner or Applicant and deemed by the Department of Building and Development to be acceptable. The location of the LID practice shall be shown on the first site plan or construction plans and profiles, whichever is first in time, for the Property. VI. FIRE AND RESCUE SERVICES CONTRIBUTION Prior to the approval of each zoning permit for the Property, the Owner or Applicant shall make a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of $0.10 per gross square foot of the building floor area for the continuing care, adult assisted living facility. Such contributions shall be payable to the County for distribution by the County to the volunteer fire and rescue companies providing service to the Property. Contributions pursuant to this paragraph shall be divided equally between the servicing fire and rescue companies providing fire and rescue services to the Property. The amount of this contribution shall be adjusted annually from the base year of 1988 and change effective each January 1 thereafter, in accordance with changes to the Consumer Price Index for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, U.S. Department of Labor, for the Washington-Baltimore, DC-MD-VA-WV Consolidated Metropolitan Statistical Area (the CPI ). VII. MULTI-USE TRAIL CONTRIBUTION The Owner or Applicant shall create, establish, and record by appropriate deed among the deed records a 14-foot wide public access easement on the Property along the Lansdowne Boulevard frontage prior to the final approval of the first site plan on the Property. Furthermore, the Owner or Applicant shall make a one-time contribution to the County of $22,500 to be used towards the construction of a multi-use trail on Lansdowne Land Bay N-3 along Lansdowne Boulevard or towards the construction of other trail facilities in the vicinity of the Property at the discretion of the Board of Supervisors. This cash contribution shall be paid to the County prior to issuance of the first occupancy permit for the continuing care, adult assisted living facility. The amount of this contribution shall be adjusted annually from a base year of 2017 and change

16 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 6 of 8 effective each January 1 thereafter beginning January 1, 2018, in accordance with changes to the CPI. VIII. PROPERTY OWNERS ASSOCIATION The Property is included in and subject to the Declaration of Condominium for Lansdowne Parcel N Land Condominium and the Bylaws of Unit Owners Association of Lansdowne Parcel N Condominium recorded at Instrument No among the deed records, which is responsible for maintenance of the common areas including the parking areas and private access roadway. The Owner of the Property shall be responsible for trash collection and recycling for the Property. IX. BINDING EFFECT The undersigned hereby warrant that all owners with any legal interest in the Property have signed this Proffer Statement, that no signature from any additional party is necessary for these Proffers to be binding and enforceable in accordance with their terms, that they, together with the others signing this document, have full authority to bind the Property to these conditions, and that the Proffers are entered into voluntarily. [SIGNATURE PAGES TO FOLLOW]

17 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 7 of 8 HAWTHORN DEVELOPMENT LLC, a Washington limited liability company By: Hawthorn Management Services Corp., a Washington corporation, its Manager By: Barton G. Colson, President STATE OF COUNTY OF, to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that, as of Lansdowne Senior Real Estate, LLC, whose name is signed to the foregoing Proffer Statement, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of, My Commission Expires: Notary Public Notary Registration No.:

18 Hawthorn at Lansdowne Proffer Statement April 24, 2017 Page 8 of 8 BUCKEYE N, LLLP By: Name: Title: STATE OF COUNTY OF, to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that, as of Buckeye N, LLLP, whose name is signed to the foregoing Proffer Statement, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of, My Commission Expires: Notary Public Notary Registration No.: L DOCX

19 CONDITIONS OF APPROVAL SPEX Lansdowne Continuing Care Facility, Adult Assisted Living (April 26, 2017) 1. Substantial Conformance The development of the Special Exception use, a continuing care facility, adult assisted living, in the PD-MUB (Planned Development- Mixed Use Business) zoning district, shall be in substantial conformance with Sheets C1, C2, C3, C6, C7, C8, and A-1 of the plans entitled Lansdowne Continuing Care Facility, Adult Assisted Living, Riverside Office Park Portion of Lansdowne Bay N-3, Zoning Map Amendment (ZMAP ), Special Exception (SPEX ), dated April 18, 2016, revised through April 24, 2017, and prepared by Timmons Group (the Special Exception Plat ), and the Revised 1993 Loudoun County Zoning Ordinance ( Zoning Ordinance ), provided that the Applicant shall be permitted to revise and reduce the size of any or all of the buildings shown on the Special Exception Plat during the site plan review process. Approval of this application for Tax Map # /62//64///PH5/ (PIN # ) and a portion of Tax Map Number /62//64///PH6/ (PIN: # ) (the Property ) shall not relieve the Applicant or the owners of the Property from the obligation to comply with and conform to any other Zoning Ordinance, Codified Ordinance, or applicable regulatory requirement. Attachment 2

20 FINDINGS OF APPROVAL ZMAP & SPEX Lansdowne Continuing Care Facility, Adult Assisted Living 1. A continuing care facility/adult assisted living facility is an appropriate use in this location, as it supports the Revised General Plan (RGP) healthcare policies; 2. The location of the proposed continuing care facility/adult assisted living facility within the established Lansdowne Community is appropriate given its proximity to the existing age restricted adult developments within the area, the nearby medical offices and the hospital; 3. The County also encourages the co-location of health care facilities and healthcare-related businesses that provide a synergistic environment, improve access and choice of services for County residents; 4. The Applicant will be positively contributing to the transit network by Proffering funds to construct a multi-use trail along Lansdowne Boulevard Attachment 3

21 LANSDOWNE PORTION OF LAND BAY N-3 CONTINUING CARE FACILITY ADULT ASSISTED LIVING HAWTHORN DEVELOPMENT LLC PROPOSAL FOR ZMAP AND SPEX APPLICATIONS PIN## (PORTION) AND STATEMENT OF JUSTIFICATION JANUARY 27, 2017 I. Introduction Hawthorn Development LLC is filing a rezoning and zoning modification application to build a continuing care facility adult assisted living on a portion of PIN# and on PIN# in Land Bay N-3 in Lansdowne. The proposed use is to be located on the 5.7 acre portion of Land Bay N-3. The proposed facility will consist of 165 suites for senior adult assisted living. Land Bay N-3 is located at the intersection of Riverside Parkway and Lansdowne Boulevard, is zoned PD-OP (Office Park), and is subject to the Lansdowne proffers associated with ZCPA and related Lansdowne approved zoning applications. The proposed adult assisted living facility will be located on the southwestern portion of Land Bay N-3 on a 5.7 acre land condominium that will be leased to the applicant on a long term basis. The facility will be served by a new public access easement that will extend from Sandridge Way to the property. In summary, the land use application requests are as follows: 1. Rezoning application (ZMAP) to rezone a portion of Land Bay N-3 from the PD-OP (Planned Development Office Park) to the PD-MUB (Planned Development Mixed Use Business) zoning district (ZO Section ) which permits the adult assisted living facility by special exception. The application includes zoning modification requests to modify several of the provisions contained in the PD-MUB district regulations to accommodate the adult assisted living facility. 2. Special Exception application (SPEX) to permit the continuing care facility adult assisted living use on the property. The rezoning and special exception applications are addressed in this statement of justification. The zoning modifications are provided in a separate, accompanying document. Attachment 4

22 Hawthorn Zoning Applications Statement of Justification January 27, 2017 Page 2 II. Proposed Use Hawthorn has been a leader in senior living for more than 30 years. Hawthorn is the creator of Holiday Retirement Group, one of the largest providers of congregate care in the industry. Senior housing is a growing need in communities across North America, and Hawthorn currently is constructing facilities elsewhere in Virginia, Massachusetts, Georgia, Ohio, California, North Carolina, Maine, Pennsylvania, Connecticut as well as other locations in the US and Canada. The proposed adult assisted living facility in Lansdowne will have capacity for 162 suites including studio and one and two bedroom suites. These private suites provide a sleeping area, full bath, but do not have kitchens. The building will contain approximately 152,000 square feet of space. The average age of the residents is the mid- 80 s who have generally good health but who desire daily services. The majority of the residents are single, and the majority does not drive. The services provided include three meals a day served in a central dining area, weekly housekeeping and linen service, social and physical activities, volunteer opportunities and daily van service. The on-site amenities include a chapel, beauty salon, exercise room, game room, library, coffee lounge, movie theater, private dining room and gathering areas throughout the building. All services and utilities are included in the rent and are not available a la carte. There is no buy-in or individual ownership of suites. An important factor in the decision to locate a Hawthorn facility in this land bay of Lansdowne is its proximity to the Inova Loudoun Hospital Center and the numerous associated medical office buildings in Lansdowne. The Hawthorn congregate living facility will provide an important element to the mix of uses offered in the eastern portion of Lansdowne. Congregate living facilities such as the one proposed by Hawthorn are low traffic generators, have no impact on schools, provide jobs, and allows local seniors to remain in the area. The project will be subject to the Lansdowne Conservancy design guidelines and design review process to assure high quality development on the site as envisioned by the PD-MUB district. III. Conformance to the Comprehensive Plan Land Bay N-3 of Lansdowne lies within the Ashburn Community of the Suburban Planning Area, as defined by the Revised General Plan ( RGP ). This section of the RGP calls for residential, commercial and institutional uses for this area of Loudoun County. Inherent in a successful Suburban mixed-use community are continuing care facilities, including the proposed adult assisted living facility, to provide a range of residential living options, especially for its elderly population. The proposed facility will help to address that need by providing an important component of continuing care facilities that will serve residents of Loudoun County who wish to remain in the community but no longer desire or are able to live in an independent dwelling. 2

23 Hawthorn Zoning Applications Statement of Justification January 27, 2017 Page 3 IV. Transportation Considerations The traffic statement prepared by Gorove/Slade that is submitted with this application concludes that [T]he proposed Hawthorn congregate living facility would generate fewer daily and peak hour trips than the office space currently approved for Lansdowne Land Bay N-3. Approval of both the retirement facility and the memory care facility proposed under a separate application would significantly decrease the number of vehicles traveling in and out of Land Bay N-2, as compared with the permitted office uses. Land Bay N-3 in Lansdowne is well served by an excellent road network in the vicinity of the proposed adult assisted living facility. This existing road network consists of the adjacent four-lane roadways of Riverside Parkway and Lansdowne Boulevard that have road capacity to handle the vehicular trips generated by the hawthorn facility. V. Impacts on Adjacent Land Uses The adult assisted living facility is proposed for a commercial land bay of Lansdowne that is adjacent to the two medical office buildings (Buildings 4 and 7) within Land Bay N-3. It is also adjacent to the existing multi-family community called Camden Lansdowne. The Inova Loudoun Hospital Center campus is located directly across Lansdowne Boulevard from Hawthorn. The adult assisted living facility complements these existing land uses and provides an additional component to the continuum of care for senior adults. The proposed adult assisted living facility is not expected to have a negative impact on adjacent uses and represents an excellent complementary land use in this area of Lansdowne. A buffer area will be provided on the Hawthorn property along the property line with the adjacent multi-family residential development. VI. Zoning Map Amendment Review Criteria Section (E) of the Zoning Ordinance contains criteria for approval of Zoning Map Amendments. In reviewing a ZMAP, the following factors shall be given consideration. (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. The proposed senior adult assisted living facility provides an important component to the continuum of care and adds to the mix housing available to senior adults. The proposed location is ideal due to its proximity to the hospital, medical offices and other senior adult living facilities. 3

24 Hawthorn Zoning Applications Statement of Justification January 27, 2017 Page 4 (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. The proposed use will provide a specialty assisted living facility complementary to the health services facilities in the vicinity, including the Inova Loudoun Hospital Center and numerous medical offices. In terms of life cycle, the Lansdowne Woods active adult community is nearby, and a memory care nursing home facility for seniors is proposed for the land bay adjacent to Hawthorn. (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. Lansdowne has a full complement of public services and facilities that serve the surrounding community. Water and sewer are available and road capacity exists on the adjacent roadways. (4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. The land bay proposed for the Hawthorn facility is not contemplated for any of these uses. Lansdowne is a planned mixed-use community, which provides housing, schools, parks, recreational areas as well as other public services. (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. Land Bay N-3 already is planned and zoned for development within the Lansdowne planned community. The site contains some trees, but no known endangered or threatened species, archeological sites, or steep slopes. (6) The protection of life and property from impounding structure failures. This criterion does not apply. VII. Special Exception Matters for Consideration (1) Whether the proposed special exception is consistent with the Comprehensive Plan. Land Bay N-3 of Lansdowne lies within the Ashburn Community of the Suburban Planning Area, as defined by the Revised General 4

25 Hawthorn Zoning Applications Statement of Justification January 27, 2017 Page 5 Plan ( RGP ). This section of the RGP calls for residential, commercial and institutional uses for this area of Loudoun County. Inherent in a successful Suburban mixed-use community are continuing care facilities, including the proposed adult assisted living facility, to provide a range of residential living options, especially for its elderly population. The proposed facility will help to address that need by providing an important component of continuing care facilities that will serve residents of Loudoun County who wish to remain in the community but no longer desire or are able to live in an independent dwelling. (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. The adult assisted living facility will generate minimal noise, light, glare, odor other emissions, and, therefore, will not negatively impact surrounding uses. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood and on adjacent parcels. The adult assisted living facility is proposed for a commercial land bay of Lansdowne that is adjacent to the two medical office buildings (Buildings 4 and 7) within Land Bay N-3. It is also adjacent to the existing multi-family community called Camden Lansdowne. The Inova Loudoun Hospital Center campus is located directly across Lansdowne Boulevard from Hawthorn. The adult assisted living facility complements these existing land uses and provides an additional component to the continuum of care for senior adults. (4) Whether the proposed 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. Land Bay N-3 already is planned and zoned for development within the Lansdowne planned community. The site contains some trees, but no known endangered or threatened species, archeological sites, or steep slopes. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. A Hawthorn facility locating in this land bay of Lansdowne with its proximity to the Inova Loudoun Hospital Center and the numerous associated medical office buildings in Lansdowne serves the existing 5

26 Hawthorn Zoning Applications Statement of Justification January 27, 2017 Page 6 senior population of Loudoun and their families who care for them. The Hawthorn congregate living facility will provide an important element to the mix of uses offered in the eastern portion of Lansdowne. Congregate living facilities such as the one proposed by Hawthorn are low traffic generators, have no impact on schools, provide jobs, and allows local seniors to remain in the area. The proposed facility will help by providing an important component of continuing care facilities that will serve residents of Loudoun County who wish to remain in the community but no longer desire or are able to live in an independent dwelling. VIII. Conclusion (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. The property is served by public water and public sewer systems, and the existing road network is sufficient for the proposed relatively low traffic generating use. Pedestrian connections are proposed with this application. The Hawthorn adult assisted living facility will provide an added residential option for senior adults in Loudoun County. The adult assisted living facility will enable senior adults to live in a mixed-use community who no longer wish or are unable to live in an independent dwelling unit. The use will provide an increasingly needed residential option while not detracting from the roadways or the County s fiscal impact. For these reasons, the applicant respectfully requests staff support and Planning Commission and Board of Supervisors approval for this worthy project. 6

27 ZMAP , LANSDOWNE CONTINUING CARE FACILITY LANSDOWNE LAND BAY N-3 Modifications to the PD-MUB Zoning District April 20, 2016 Revised October 21, 2016 Revised February 21, 2017 The following is a list of zoning ordinance modifications that are necessary to implement the continuing care facility on Land Bay N-3 in Lansdowne. The PD-MUB zoning district, while intended to provide a mix of uses within the district, permits the proposed use and is a district compatible with the Lansdowne community and zoning. Therefore, a mix of uses is provided in the vicinity of the proposed use, including adjacent office and multi-family residential and a proposed memory care nursing home facility, but not all of these are located within the PD-MUB district. As such, several zoning ordinance modifications to the PD-MUB district are proposed to accompany the rezoning application. The proposed zoning ordinance modifications will allow an increasingly needed component of the continuum of care for senior adults to locate in Loudoun County. I. Zoning Ordinance Section to be Modified Section Size and Location. A PD-MUB district shall contain no fewer than 25 acres, except that the district may contain fewer than 25 acres, but no fewer than 5 acres, where the district is integrated, visually and functionally, within an existing nonresidential development that is under unified control with the proposed PD-MUB district or subject to an approved concept development plan that will be amended to include the proposed PD-MUB district, and the proposed PD-MUB district demonstrates a compatible design. Proposed Modification: The applicant proposes a PD-MUB district size of 5.7 acres. Justification: The proposed PD-MUB district will be a component of the mixed-use Lansdowne planned community, which includes the entire spectrum of uses envisioned by the PD-MUB district, but are not included in the proposed PD- MUB district. Being part of the Lansdowne planned community, it is blending with and compatible to the existing fabric of Lansdowne and is subject to the Lansdowne Conservancy design guidelines. If the adjacent Poet s Walk rezoning application to the PD-MUB district is approved, the total acreage will be approximately eight acres. II. Zoning Ordinance Section to be Modified Section (A) Development Standards Minimum Use Percentages (1) Nonresidential Use. At least 50% of the total floor area of the district shall be devoted to nonresidential uses. Nonresidential uses shall be composed of the following minimum use percentages: (a) Employment Use. Prior to the establishment of bus services at least 15% of the total floor area of the district shall be devoted to uses listed in the Employment use classification. After establishment of bus services at least 20% of the total floor of the district shall be devoted to uses listed in the Employment use classification. (b) Commercial Use. At least 5% of the total floor area of the district shall be devoted to (c) uses listed in the Commercial use classification. Public and Civic Use. At least 2% of the total floor area of the district shall be devoted to uses listed in the Public and Civic use classification. (2) Residential Use. At least 10% of the total floor area of the district shall be devoted to Multi- Family Dwellings. Proposed Modification: The applicant proposes 100% employment use and no commercial use, public or civic use or residential use. Attachment 5

28 Lansdowne Congregate Living Facility Proposed Zoning Ordinance Modifications February 21, 2017 Page 2 Justification: The proposed rezoning is for the purpose of providing an adult assisted living facility within the Lansdowne planned mixed-use community. The mix of uses, therefore, is provided by the surrounding Lansdowne community. Immediately adjacent to the land bay are multi-family residential uses and office uses. Commercial, residential public and civic uses all are provided within Lansdowne. III. Zoning Ordinance Section to be Modified Section Development Standards. (B) Public Plaza. Each PD-MUB district shall provide a minimum of 1 plaza When the size of the PD-MUB district is no more than 25 acres, the minimum area of the required public plaza is 5,000 square feet. (2)The public plaza shall include public amenities Proposed Modification: One private plaza will be provided between the four-story building for the adult assisted living facility and Lansdowne Boulevard. (3)Buildings that adjoin the public plaza shall be a minimum of 2 stories and shall contain a vertical mixture of uses. Proposed Modification: The adjoining building will contain the single use of adult assisted living facility. (4) (d) Design Guidelines shall include [A] planting and furniture area that is a minimum of 4 feet in width surrounding the perimeter of the public plaza. Proposed Modification: The plaza area will follow the design shown on Sheets C6 and C8 of the concept development plan set. Justification: The proposed private plaza is designed to serve the needs of the adult assisted living facility. The plaza and associated landscaping consists of 36, 370 square feet, well-above the minimum plaza area of 5,000 square feet. The proposed private amenities include benches, fire pit, lawn activity, rose garden, wooden arbor covered patio, bocce court, sidewalks and raised planters. The private plaza is located between the four-story building and the required landscape buffer along Lansdowne Boulevard. It contains both hardscape and landscape areas as well as passive and active gathering areas for the residents. IV. Zoning Ordinance Section to be Modified Section Development Standards. (C) Vertical Mix. At least 50% of the buildings within the district shall contain a vertical mix of at least 2 different use classifications. Proposed Modification: The applicant proposes to provide a four-story building containing the single use of adult assisted living facility. Justification: The proposed rezoning is for a specific use, an adult assisted living facility, with specific requirements for the population residing there. Due to the needs of the population and their security, Hawthorn is a single use facility. The mix of uses is provided in the surrounding Lansdowne planned community. The hawthorn land unit is part of Lansdowne Land bay N-3. The land bay currently contains two existing office buildings, which front on Riverside Parkway (Building 7) and Lansdowne Boulevard (Building 4), respectively. Active zoning applications, ZMAP and SPEX , have been filed which propose a nursing home use. Therefore, a complementary mix of uses will co-exist on Land bay N-3 along with the broad mix of uses in the surrounding Lansdowne community.

29 Lansdowne Congregate Living Facility Proposed Zoning Ordinance Modifications February 21, 2017 Page 3 V. Zoning Ordinance Section to be Modified Section Development Standards. (E) Building Entrances. The principal entrance of buildings shall be oriented towards the street or adjacent plazas, greens, parks, squares or pedestrian passageways in a manner to primarily accommodate pedestrians. Proposed Modification: The applicant proposes the building entrance to be oriented toward the travel way serving the land unit as shown on sheet C6 of the plan set. Justification: Although land bay N-3 has frontage on two roadways, Lansdowne Boulevard and Riverside Parkway, access to these roadways is limited to the Sandridge Way entrance from Riverside Parkway. Since the proposed use cannot access Lansdowne Boulevard, it does not make sense for the building entrance to face Lansdowne Boulevard. Rather, access to Land bay N-3 is provided by private travel ways and not a street network. The office buildings and the proposed nursing home front on the internal travel ways, with surface parking provided internal to the land bay. Both the Hawthorn and the proposed Poet s Walk nursing home building entrances face across one another and both provide entrance drives, entrance porticos which create a sense of place appropriate to the respective building entrances. The proposed design will allow for interconnection of these uses, including a sidewalk network. VI. Zoning Ordinance Section to be Modified Section Development Standards. (F) Sidewalks. Continuous sidewalks that provide a minimum walkway width of 5 feet shall be provided along both sides of all streets within the district, excluding alleys Proposed Modification: Access to the land bay is provided via internal travelways and not streets. Sidewalks will be provided according to the pedestrian circulation plan shown on sheet C7 of the plan set. Justification: The internal sidewalk network provides pedestrian circulation within the Hawthorn property and between uses in Land bay N-3 and to Riverside Parkway along Sandridge Way. The grade differential between the Hawthorn property and Landowne Boulevard precludes direct pedestrian access to Lansdowne Boulevard. Hawthorn s circulation plan provides walkways surrounding its buildings and outdoor amenities plus connections to the land bay N-3 pedestrian network. VII. Zoning Ordinance Section to be Modified Section Development Standards. (G) Bicycle Network. A bicycle network consisting of trails, routes and/or lands shall be provided throughout the district and shall be connected to other properties and existing or approved bicycle networks adjoining the district. Proposed Modification: As an infill development, a pedestrian circulation plan as shown on sheet C7 of the plan set will be provided, since a bicycle network does not exist in the vicinity to connect to. Justification: The internal travel ways of Land bay N-3 provides bicycle circulation within the Hawthorn property and between uses in Land bay N-3 and to Riverside Parkway along Sandridge Way. The grade differential between the Hawthorn property and Landowne Boulevard precludes direct bicycle access to Lansdowne Boulevard. Hawthorn is providing a bicycle rack for use by employees and residents who use bicycles.

30 Lansdowne Congregate Living Facility Proposed Zoning Ordinance Modifications February 21, 2017 Page 4 VIII. Zoning Ordinance Section to be Modified Section Development Standards. (H) Streets. Streets shall be arranged in a generally rectilinear pattern of interconnecting streets and blocks, while maintaining respect for the natural landscape. Proposed Modification: The applicant proposes the travel ways to be permitted as shown on sheet C6 of the plan set. Justification: Although land bay N-3 has frontage on two roadways, access to these roadways is limited to the Sandridge Way entrance from Riverside Parkway. This land unit is served by private travel ways and not a street network. The proposed private travel ways provide appropriate circulation for the land bay and the only permitted access to the external public street network. IX. Zoning Ordinance Section to be Modified Section : Development Standards. (I) Concept Development Plan. In addition to addressing the standards in Section (E), the Concept Development Plan (CDP) for a PD-MUB shall: (1) Exhibit a compact pattern of development that efficiently facilitates interconnection between the uses to unify the entire project. Proposed Modification Request: The applicant proposes a pattern of development to be permitted as shown on the CDP submitted with the application. Justification: The proposed rezoning is for a specific use, adult assisted living, with specific requirements for the population residing there. The Poet s Walk land unit is part of Lansdowne Landbay N-3. The landbay currently contains two existing office buildings, which front on Riverside Parkway (Building 7) and Lansdowne Boulevard (Building 4), respectively. The zoning for a nursing home use has been approved on the adjacent land unit. The facility and concept plan have been designed for this land bay, and the proposed design will allow for interconnection of these uses including both vehicular and pedestrian networks. X. Zoning Ordinance Section to be Modified Section (J) Development Standards Design Guidelines. Design guidelines for the PD-MUB district shall be provided at the time of rezoning Proposed Modification Request: The applicant proposes to remove the requirement to provide design guidelines specifically for the PD-MUB district and, instead, that the property be subject to the Lansdowne Conservancy design guidelines and design review process. Justification: The property is subject to the Lansdowne conservancy design guidelines and design review process, which provides assurance of high quality design for the facility XI. Zoning Ordinance Section to be Modified Section (B) Yards. (1) Front. See Section for arterial and collector roads; and 0 feet minimum and 30 feet maximum from other roads. Proposed Modification: Permit no maximum yard from other roads.

31 Lansdowne Congregate Living Facility Proposed Zoning Ordinance Modifications February 21, 2017 Page 5 Justification: Land bay N-3 is adjacent to two collector roads, namely Lansdowne Boulevard and Riverside Parkway. The only public road access permitted for Land bay N-3 is via Sandridge Way, a private road. The Hawthorn condominium land unit is located at the far side of Land bay N-3 from Sandridge Way. Therefore, a front yard setback does not work under these circumstances. Land bay N-3 is designed for the buildings to be the prominent features from the surrounding public roads. Therefore, the Hawthorn building is located closer to Lansdown Boulevard, which means the parking for the building is located between the building and Sandridge Way. XII. Zoning Ordinance Section to be Modified Section Use Limitations. (C) Street Trees. Trees shall be planted at a density of 1 tree per 25 linear feet along all areas dedicated for vehicular travel Proposed Modification: The applicant proposes to provide landscaping as shown on sheet C8 of the conceptual development plan set rather than provide street trees along the internal land bay travel ways. Justification: The applicant will provide the landscaping shown on Sheet C8 of the conceptual development plan set within the proposed PD-MUB land unit, which is appropriate to the design of the land bay. Since streets are not serving the land bay, street trees are not the most appropriate form of landscaping the property. Trees are provided along the internal travel ways and parking areas, which serves the intent of providing street trees.

32 County of Loudoun Department of Planning MEMORANDUM DATE: November 22, 2016 TO: FROM: Jacqueline Marsh, Project Manager Land Use Review Kelly Williams Planner III, Community Planning SUBJECT: ZMAP , Lansdowne Congregate Living Facility, 2 nd Referral Hawthorn Development, LLC requests a rezoning (ZMAP) of a 5.7 acre parcel from PD-OP, Planned Development-Office Park to PD-MUB, Planned Development-Mixed Use Business. Zoning Modifications (ZMOD) are also being requested in order to develop a congregate living facility with 165 senior assisted living suites. The applicant has responded to first submission comments by providing a revised statement of justification, Concept Development Plan (CDP) and proffers dated October 21, The application has been revised to propose 165 senior assisted living units instead of independent living units. The CDP and proposed Proffer commitments address the first referral comments related to architectural design, highway noise, tree conservation, lowimpact techniques, shuttle service and amenities. The change in unit type from independent to assisted living eliminates the issues related to capital facilities and open space preservation program contributions. Staff supports the development of an assisted living facility at this location. cc: Ricky Barker, AICP, Director, Planning and Zoning, via Chris Garcia, AICP, Program Manager, Community Planning, via Attachment 6

33 County of Loudoun Department of Planning MEMORANDUM DATE: June 10, 2016 TO: FROM: Jacqueline Marsh, Project Manager Land Use Review Kelly Williams Planner III, Community Planning SUBJECT: ZMAP , Lansdowne Congregate Living Facility EXECUTIVE SUMMARY Hawthorn Development, LLC requests a rezoning (ZMAP) of a 5.7 acre parcel from PD-OP, Planned Development-Office Park to PD-MUB, Planned Development-Mixed Use Business. Zoning Modifications (ZMOD) are also being requested in order to develop a residential project consisting of a congregate living facility with 165 suites for independent senior adult living. The subject property is located in the Ashburn Community of the Suburban Policy Area in an area planned for Keynote Employment envisioned for 100% office uses. The Revised General Plan (Plan) policies do not support residential uses in this location. However, the Plan does recognize the increasing need for housing for seniors as the population continues to age. Therefore, should the application be considered further, it is recommended that commitments be made to limit the use to age restricted units, to the submitted architectural design, to a highway noise study, unmet housing needs, capital facilities and the open space preservation program. BACKGROUND The subject property is located on a 5.7 acre portion of Parcel N-3 of Lansdowne which consists of approximately 16.6 acres, and is located on southwest corner of Riverside Parkway and Lansdowne Boulevard (see Vicinity Map). Access to the site is proposed from Riverside Parkway, via Sandridge Way. Parcel N-3 is subject to the CDP and proffers approved with ZCPA , Riverside Office Park. Five office buildings were approved with the original Lansdowne Village Green rezoning, and subsequently reduced to four office buildings per ZCPA An application is currently under review for the Poet s Walk Nursing Home, which if approved will reduce the Park to three buildings. This application will further reduce the office component to the two existing multiple story office buildings. Development surrounding the site includes medical and professional offices to north and west, and the multifamily community of Camden Lansdowne and a fire station to the north and west.

34 ZMAP Lansdowne Congregate Living June 10, 2016 Page 2 Lansdowne encompasses an area of approximately 2,267 acres and includes corporate offices, the INOVA Loudoun Hospital, Leisure World of Virginia (age-restricted), Lansdowne Conference Resort, the National Conference Center, the Fairways at Lansdowne, Lansdowne Village Green, Ashleigh at Lansdowne (age-restricted) and the Lansdowne on the Potomac residential development. The site contains no environmental features other than a small amount of trees along the eastern boundary. The site was previously graded and development on the site will not impact Green Infrastructure elements. COMPLIANCE WITH THE COMPREHENSIVE PLAN The property is located in the Ashburn Community of the Suburban Policy Area and is specifically governed by the land use policies of the Revised General Plan. The Revised Countywide Transportation Plan (CTP) and the Bicycle and Pedestrian Mobility Master Plan (Bike/Ped Plan) also apply. The proposed application has been reviewed under the Revised General Plan Suburban policies of Chapter 6, specifically the Keynote Employment Policies, and Chapter 2, Adult/Retirement Housing. LAND USE ANALYSIS Chapter 6 of Revised General Plan designates this area as Keynote Employment which is intended to be developed with corporate headquarters/premiere office space with up to 1.0 FAR. The land use mix recommended in the Plan for Keynote Employment areas does not support residential development (Revised General Plan, Chapter 6, Keynote Employment Center Policies, Policy 4). As stated in the Background section above, the proposed application will further reduce the amount of office originally approved within the Lansdowne Community and what is envisioned in the Route 7 Corridor. The proposal introduces residential development where it has not been anticipated and has not been accounted for in County fiscal and budget planning. Analysis: Community Planning Staff has concerns with the removal of non-residential acreage from the Lansdowne development. The original intent of creating a balanced masterplanned community with a mixture of residential and nonresidential uses is harder to achieve with each application that removes non-residential acreage from the overall development. Staff recommends that the Applicant demonstrate how the proposed application will affect the land use mix for the area covered by the original rezoning application.

35 ZMAP Lansdowne Congregate Living June 10, 2016 Page 3 Should the proposal move forward, the project has been evaluated under the Adult/Retirement Housing Policies within the most similar land use designation of Business Community. Retirement Housing The Revised General Plan recognizes the increasing need for housing for seniors as the population continues to age. In an effort to allow seniors the option of aging-in-place and a variety of housing choices, the County encourages a balance among the different housing types such as active adult, independent living units, congregate living, assisted living facilities, and skilled nursing facilities (Revised General Plan, Chapter 2, General Retirement Housing Policies, Policy 1). The application proposes senior independent living units which would be considered an active adult retirement community. The County encourages locating active adult retirement communities near commercial and retail centers within towns, along main streets, and near the commercial cores of larger master planned communities, to ensure senior residents the benefits of safe and convenient access to the amenities (Revised General Plan, Chapter 2, Continuing Care Retirement Communities Policies, Policy 4). The Plan outlines several factors for considering the appropriateness of proposed retirement communities in Business Communities like its scale and density, adequacy of the transportation infrastructure, availability of bicycle facilities and transit services, and accessibility of services and amenities (Revised General Plan, Chapter 2, Active Adult Retirement Communities, Policy 3). The Revised General Plan also sets forth specific amenities and services required for retirement communities. These communities are to include or provide safe and convenient amenities and services like private clubhouses, meetings spaces, recreational facilities, retail uses, health or fitness centers, active recreation space, religious facilities, and medical facilities (Revised General Plan, Chapter 2, Amenities and Services Policies, Policies 1 and 2). Analysis: The proposed independent living facility appears to be appropriately located in an area where retail establishments and other amenities are located nearby, although not within walking distance. The scale and density of the project also appears compatible with existing and proposed development in the area. Community Planning Staff recommends the Applicant proffer to a shuttle service to serve future residents of the development and provide them with safe access to nearby services as well as facilities like retail establishments, cultural centers, medical facilities, and senior centers. Staff recommends the proffer statement include information such as hours of availability and the locations served. Community Planning Staff also recommends that the Applicant proffer to basic on-site facilities like a game rooms, meeting space, and fitness center and that the types of amenities and minimum square footages be detailed in the proffer statement.

36 ZMAP Lansdowne Congregate Living June 10, 2016 Page 4 COMPATIBILITY Plan policies call for the integration of retirement communities with surrounding communities both existing and planned to the extent feasible through site layout, building orientation, architectural design, scale, massing, exterior detail, landscaping and shared open spaces (Revised General Plan, Chapter 2, Design Policies, Policy 3). Furthermore, to avoid the appearance of an institutional use, Plan policies call for retirement housing in the form of multilevel structures to be designed in a manner that breaks up large masses of buildings to achieve a more appropriate human scale and improved visual appeal for the facility residents. Where this is not possible, façade treatment and exterior detailing should relieve extensive blank surfaces (Revised General Plan, Chapter 2, Design Policies, Policy 4). Analysis Building Elevations have been included in the application that demonstrate a design that meets Plan policies. Community Planning Staff recommends proffer commitments to the design as proposed AFFORDABLE HOUSING Due to the fact that multi-family elevator buildings greater than 4 stories are proposed, Affordable Dwelling Units are not required by the Zoning Ordinance. However, while the specific zoning ordinance ADU provisions do not apply, Plan policies encourage the development of housing for special needs populations (low income residents, elderly residents requiring congregate care, disabled residents, and the homeless) as well as the application of universal design principles (Revised General Plan, Chapter 2, Housing, Guiding Principles Policies 8 & 11). Currently, unmet housing needs are not addressed by the application, but such policies apply to all residential development in the application including the independent living units. Options to address the housing policies include proffering units to address unmet housing needs or proffering cash contributions to an affordable housing fund. The Revised General Plan housing policies recognize that unmet housing needs occur across a broad segment of the County s income spectrum and promote housing options for all people who live and/or work in Loudoun County (Revised General Plan Countywide Housing Policies, Chapter 2, Housing text). Unmet housing needs are defined as the lack of housing options for households earning up to 100% of the Washington Metropolitan Area Median Income 1 (Revised General Plan, Glossary and CPAM , Guiding Principles Policy 2). Therefore, developers of residential and mixed-use projects are encouraged to include funding commitments and proffers to fulfill unmet housing needs in their development proposals, recognizing that the largest segment of unmet needs is housing for incomes below 30% (Revised General Plan, Chapter 2, CPAM , Countywide Housing Policies, Guiding Principles Policy 14). Community Planning Staff s recommendation for appropriate cash contributions are calculated using the following formula. The Revised General Plan considers independent living units to be market rate housing units. 1 The current AMI for 2016 is $108,600.

37 ZMAP Lansdowne Congregate Living June 10, 2016 Page market rate units X 6.25% = 11 units 11 X $30,000 = $330,000 $330, = $2,000 per unit Analysis: Community Planning Staff recommends the Applicant address the unmet housing needs policies of the Revised General Plan. Since the proposed application deals specifically with multi-family housing units, it presents a good opportunity to provide actual Unmet Housing Needs Units or ADUs and Community Planning Staff recommends that proffers for such units be provided across the various unit types. If units are not provided, appropriate proffered cash contributions of $2000 per unit are recommended. It is recommended that commitments be made to universal design principles to help ensure the project remains a retirement community. CAPITAL FACILITIES The Application proposes 165 multi-family units that were not anticipated by the current Capital Intensity Factor. The total capital impact of the project based on the current CIF is approximately $3.6 million. The Applicant is expected to pay current Capital Intensity Factors (CIF) of $21,830 per multi-family unit (see Attachment 1). Analysis Staff recommends the Applicant mitigate impacts of the proposed project by proffering current Capital Intensity Factors (CIF) of $21,830 per multi-family unit. Should the Applicant include an appropriate proffer specifying that the units will be age-restricted, the CIF for those units will be $15,935. Any ADU s or UNHU s proffered by the Applicant will not be subject to the CIF. OPEN SPACE PRESERVATION PROGRAM The Plan calls for 5% of all residential units associated with densities above 4.0 dwelling units per acre to result from the acquisition of an equivalent number of open space easements. The County anticipates that cash donations for open space will be spent in the Suburban Community in which the increased density is granted. Contributions should be provided to enable the County to purchase Suburban Policy Area open space to offset the density proposed by the development. In the past, the Board has historically accepted $3,800 to $5,000 per easement. Analysis Staff recommends the applicant contribute land or provide an open space easement contribution equivalent to the cost of purchasing open space in the Ashburn Community. Where all 5.7 acres of the property is used for residential purposes, an open space contribution of 142 easements is recommended (see Attachment 2). This would yield a total cash contribution of $27,018 to $35,550 based on a previously

38 ZMAP Lansdowne Congregate Living June 10, 2016 Page 6 approved contributions of $3,800 to $5,000 per easement. Community Planning Staff notes, however, that this does not seem reasonable given current market values and the goal of purchasing open space within the Ashburn Community. HIGHWAY NOISE The Revised General Plan and 2010 CTP contain roadway noise policies, which are intended to protect noise-sensitive uses from roadway noise. The primary means to protect these uses is through proper design. Mitigation measures considered as part of the policies include adequate setbacks, earthen berms, wooden fences, and dense vegetation (Revised General Plan, Chapter 5, Highway Noise Policies, Policies 1 & 2, and 2010 CTP, Chapter 7, Noise Policies, Policies 1 & 4). All proposed land uses adjacent to any existing or proposed arterial or major collector are to be designed to ensure that no residential or other noise sensitive use are impacted by traffic or nuisance environmental noise of roadways. Impacts occur when predicted noise levels approach or exceed the noise abatement criteria (2010 CTP, Table 7-1) or when the predicted noise levels substantially exceed existing noise levels (2010 CTP, Chapter 7, Noise Policies, Policy 1). Lansdowne Boulevard is designated as a Major Collector and as such, noise impacts should be evaluated. Analysis Staff recommends the Applicant commit to a noise impact study prepared according to the 2010 CTP policies for noise sensitive land uses adjacent to Lansdowne Boulevard. Staff further recommends a commitment to passive noise abatement measures if noise impacts are identified. ENVIRONMENTAL RESOURCES The Revised General Plan defines the County s Green Infrastructure as a collection of natural, cultural, heritage, environmental, protected, passive, and active resources that will be integrated in a related system (Revised General Plan, Chapter 5, Green Infrastructure Policies, Policy 1). Analysis The subject site has been previously cleared and generally lacks significant environmental resources. However, Community Planning Staff recommends that existing vegetation within the tree lines along the southern and eastern property boundaries be preserved within a Tree Conservation Area (TCA). Staff requests that a commitment be made to implement Low-Impact Development (LID) techniques to enhance stormwater management and pollutant treatment on-site to contribute to County environmental and water quality policy objectives. ZONING MODIFICATIONS The applicant is seeking 16 modifications to the Zoning Ordinance requirements in the PD- MUB district in order to develop a by-right single use congregate care facility: It appears that

39 ZMAP Lansdowne Congregate Living June 10, 2016 Page 7 the intention is to limit the development to this use specifically. Both the Revised General Plan and the Zoning Ordinance PD-MUB district speaks to themes like a mix of uses such that individuals can work, live, and have convenient access to shops and recreation. The modifications proposed include such items as eliminating the mix of uses required, modifying building entrances, streets, sidewalks, bicycle network, phasing of bus service and density requirements, and street trees, all of which make up a mixed-use community. While a congregate care facility can be a component of a mixed-use development, Community Planning Staff notes that the PD-MUB application relies only on residential uses, whereas the Plan envisions office to be the primary use for this site. Analysis Community Planning Staff has concerns that using modifications to the PD-MUB district to achieve a single use congregate care facility does not meet the intent of the zoning district or the intent of the Plan for mixed use development. RECOMMENDATION The previous rezoning application on the subject site retained significantly higher amounts of land for office is more consistent with the Keynote Employment policies of the Revised General Plan. The proposal would limit achievement of higher amounts of non-residential development envisioned by Plan since the new residential development would replace previously designated office uses. The application would also increase demands for County provided facilities and services to serve the new residents. Should the application be considered further, Community Planning Staff recommends that commitments be made to limit the use to age restricted units. Commitments should also be made to the submitted architectural design, a highway noise study, unmet housing, capital facilities and the open space preservation program as outlined above. Staff is available to meet with the Applicant to discuss these issues. ATTACHMENTS Attachment 1: Attachment 2: Capital Facilities Impact Analysis Open Space Preservation Program Analysis cc: Ricky Barker, AICP, Director, Planning and Zoning, via Chris Garcia, AICP, Program Manager, Community Planning, via

40 Attachment 2 - Open Space Preservation Program Analysis ZMAP , Lansdowne Congregate Living Facility Based on the Open Space Proffer Guidelines of the Revised General Plan, the Board of Supervisors anticipates evidence of participation in the Open Space Preservation Program to achieve higher densities in mixed-use communities proposed for development in the Suburban Policy Area. The Plan states that "5% of all residential units associated with densities above 4.0 dwelling units/acre should result from the acquisition of an equivalent number of open space easements." The Plan provides guidelines for the location and types of open space desired to be provided or purchased with cash in lieu on a per unit basis (Revised General Plan, Chapter 11, Open Space Guidelines ). For high density residential neighborhoods, 0.05 easements is anticipated for every dwelling unit over a density of 4.0 du/acre. 1. Number of Units Permitted at 4.0 du/acre 5.70 acres x 4 = Number of Units Subject to Open Space Proffer Guidelines = Exempt Affordable Dwelling Units = % of Units over 4.0 du/acre x 0.05 = Total Units Linked to Open Space Preservation = Accepted Contribution Range: $3,800 to $5,000 per Easement $27,018 to $35,550 Created on June 7, 2016

41 Attachment 1- Capital Facilities Impact Analysis (Eastern Region-includes Ashburn, Potomac, and Sterling) ZMAP , Lansdowne Congregate Living Facility TOTAL PROJECTED CAPITAL FACILITIES IMPACT The total projected capital facilities impact of the proposed development is calculated using the approved capital intensity factors for the proposed unit mix. Revised Capital Intensity Factors (CIFs) were adopted by the Board of Supervisors on December 10, Housing Type Total Number of Units Capital Intensity Factors Projected Capital Facilities Impact Single-Family Detached (SFD) 0 $52, $0.00 Single-Family Attached (SFA) 0 $37, $0.00 Multi-Family (MF) 165 $21, $3,602, Multi-Family Stacked (MF Stacked) 0 $25, $0.00 TOTAL 165 $3,602, Total Units $3,602,004 Total Projected Capital Facilities Impact ANTICIPATED CAPITAL FACILITIES CONTRIBUTION The anticipated capital facilities contribution of the proposed development takes into account Affordable Dwelling Units (ADUs) and the number of units permitted by the base density. 1. Number of Market Rate Units Subject to Capital Facilities Proffer Guidelines Housing Type Total Number of Units Number of Proposed ADUs Number of Market Rate Units Single-Family Detached (SFD) Single-Family Attached (SFA) Multi-Family (MF) Multi-Family Stacked (MF Stacked) TOTAL Capital Facilities Calculations for Market Rate Units Housing Type Total Number of Market Rate Units Capital Intensity Factors Capital Facilities Calculations for Market Rate Units Single-Family Detached (SFD) 0 $52, $0.00 Single-Family Attached (SFA) 0 $37, $0.00 Multi-Family (MF) 165 $21, $3,602, Multi-Family Stacked (MF Stacked) 0 $25, $0.00 TOTAL 165 $3,602, Capital Facility Credit for Base Density Units assuming Single Family Detached Dwellings Zoning District Acres Density Permitted By-right (du/acre) Base Density Units* Capital Intensity Factor Capital Facility Credit for Base Density Units PD-OP $52, $ $52, $ $52, $0.00 TOTAL 0 $0.00 * Based density units shall not exceed 1 du per acre pursuant to Revised General Plan, Chapter Anticipated Capital Facilities Contribution $3,602, $0.00 = $3,602, $3,602,004 Anticipated Capital Facilities Contribution Created on June 7, 2016

42 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING REFERRAL DATE: March 1, 2017 TO: CC: FROM: CASE NUMBER AND NAME: LCTM/PIN: Jacqueline Marsh, Project Manager Michelle Lohr, Deputy Zoning Administrator Teresa H. Miller, Planner, Zoning Administration ZMAP Lansdowne Continuing Care Facility /62//64///PH6/, (portion of) /62//64///PH5/, PLAN SUBMISSION NUMBER: 2 nd Submission I. APPLICATION SUMMARY The above properties are located at the intersection of Riverside Parkway and Lansdowne Boulevard and are zoned Planned Development Office Park under the Revised 1993 Loudoun County Zoning Ordinance (the zoning ordinance ). The properties are subject to the proffers associated with ZCPA and are located within Land Bay N-3, of the Lansdowne Village Green (ZMAP ). The Applicant is proposing to rezone approximately 5.7 acres consisting of PIN and a portion of PIN # from Planned Development Office Park (PD- OP) to Planned Development Mixed Use Business District (PD-MUB). The Applicant is also proposing a number of zoning modifications. II. The following issues must be addressed for the application to be in conformance with the requirements of the Revised 1993 Loudoun County Zoning Ordinance. CRITICAL ISSUES 1. Section Purpose and Intent Rezoning the subject parcels to the PD-MUB zoning district for the purpose of establishing a Continuing Care Facility, Adult Assisted Living does not meet the purpose and intent of the Mixed Use Business District. Due to the numerous number of proposed zoning modifications to eliminate or modify the district regulations, another zoning district would be more appropriate such as an R district where the proposed use would still require special exception approval but the district regulations would not need to be modified to establish the intended use. As previously stated, the intent of the district is a mixed use development, not a single use. 1

43 III. IV. STATEMENT OF JUSTIFICATION: A. Introduction Zoning Administration Referral ZMAP Lansdowne Congregate Living Facility Page 2 1. Page 1, Summary 2: The requested zoning modifications are part of the ZMAP application. A separate application number will not be assigned for the zoning modifications, therefore reference to ZMOD may be removed. This portion of the justification may be combined with the ZMAP summary. PLAN COMMENTS V. Proffers 1. Sheet C1 As noted above, the proposed zoning modifications will not have a separate application number. Remove the reference to ZMOD Sheet C1 Update the reference to the special exception application to list the correct application number SPEX The application must include a sheet titled Special Exception Plat which clearly delineates the limits of the special exception use as well as the proposed access to the use. 4. Sheet C2 - General Notes 2 Update this note to remove the reference to ZMOD and include the special exception application. 5. Sheet C2 General Notes 2 Update the proposed use to be consistent with the use in the zoning ordinance (Continuing Care Facility, Adult Assisted Living). 6. Sheet C2 Zoning Tabulations Update the reference to the proposed zoning district section reference (Section instead of Section ). 1. Update the header of the proffer document to correctly reference the application name. The current header references Poet s Walk at Lansdowne Proffer Statement. 2. Proffer I.B. Remove the reference to ZMOD Proffer I.B. Update the reference to SPEX

44 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING REFERRAL DATE: August 12, 2016 TO: CC: FROM: CASE NUMBER AND NAME: LCTM/PIN: Jacqueline Marsh, Project Manager Michelle Lohr, Deputy Zoning Administrator George Hoddinott, Planner, Zoning Administration ZMAP Lansdowne Congregate Living Facility /62//64///PH6/, (portion of) /62//64///PH5/, PLAN SUBMISSION NUMBER: 1 st Submission I. APPLICATION SUMMARY The above properties are located at the intersection of Riverside Parkway and Lansdowne Boulevard and are zoned Planned Development Office Park under the Revised 1993 Loudoun County Zoning Ordinance (the zoning ordinance ). The properties are subject to the proffers associated with ZCPA and are located within Land Bay N-3, of the Lansdowne Village Green (ZMAP ). The Applicant is proposing to rezone approximately 5.7 acres consisting of PIN and a portion of PIN # from Planned Development Office Park (PD- OP) to Planned Development Mixed Use Business District (PD-MUB). The Applicant is also proposing a number of zoning modifications. II. The following issues must be addressed for the application to be in conformance with the requirements of the Revised 1993 Loudoun County Zoning Ordinance. CRITICAL ISSUES 1. Proposed Use Continuing Care Facility, specifically Congregate Living Facility - The applicant terms the proposed use as Congregate Living Facility. Based on the definitions found in Article 8 of the zoning ordinance, Continuing Care Facility may consist of three (3) types of care. Based on the description of the use provided in the Statement of Justification, the use is regulated as a Continuing Care Facility, Adult Assisted Living, as the units will not contain kitchens and weekly housekeeping is provided. Congregate Living Facility provides independent living. Pursuant to Table , Continuing Care Facility, Adult Assisted Living is permissible by Special Exception in the PD-MUB zoning district. Update all documents to include the application and justification necessary for an application for Special Exception. In 1

45 Zoning Administration Referral ZMAP Lansdowne Congregate Living Facility Page 2 addition, the proposed modifications will need to be updated as the use category is Employment, not Residential. 2. Section Purpose and Intent The PD-MUB district is intended to provide for a mix of compact pedestrian-oriented uses such as office, flex-industrial, retail, service, civic, public amenities and/or residential to serve the needs of the district employees, visitors and residents. The intent of the district is a mixed use development, not for a single use. Numerous zoning modifications are necessary to achieve the single use development as proposed; however, a more appropriate zoning district, such as an R district, would permit the use without necessitating numerous modifications to the Ordinance requirements. 3. Section Size and Location The proposed 5.7 acre PD-MUB district is far less than the required 25 acre minimum district size. Section allows for a smaller district, no fewer than 5 acres, when such district is shown to be visually and functionally integrated within an existing nonresidential development that is under unified control with the proposed PD-MUB district. To rezone to the PD-MUB district with less than 5 acres, the applicant must demonstrate conformance to this requirement or request a modification to the minimum district size. 4. Section (L) - The property is currently subject to ZCPA and ZMAP The Proffer Statement should address future applicability of the existing proffers. 5. Section (A)(3) Parks and Open Space. It is noted that the Applicant has requested a modification to eliminate Parks and Open Space within the development. However, Sheet 2 of the plan indicates that approximately 22 percent of the land area will be devoted to open space. Identify the location of proposed Parks and Open Space on the proposed plan and amend the table to indicate that Parks and Open Space will not be modified. 6. The Applicant will need to demonstrate or modify the following requirements (I)(2) Concept Development Plan: Include a development program chart that depicts the proposed mix of uses to be provided upon full development, to include minimum and maximum floor area for each use classification, minimum and maximum heights of buildings in stories and feet, minimum and maximum floor area for the parcels (J)(3) Design Guidelines Per the Statement of Justification the Applicant is proposing a common open space. As such the Applicant will need to meet the requirement of Section (J)(3) to include within design standards the general size, location, purpose, and use of parks and open space that establish such uses as prominent features within the development (B)(2) Buffering and Screening: Note that loading areas and refuse collection areas shall be screened from view as seen from adjoining streets and residential areas. This requirement will be addressed during site plan review. 2

46 Zoning Administration Referral ZMAP Lansdowne Congregate Living Facility Page 3 III. IV Ownership, Operation and Management of Common Open Space and Common Facilities. A common open space is proposed, pursuant to Section (A) the Applicant will need to choose, prior to approval of the first record plat or site plan, a combination of the methods outlined in Section (A) for administering the common open space area. STATEMENT OF JUSTIFICATION: A. Introduction 1. Page 1, Number 1: The correct Section number for the PD-MUB zoning district is , not Section PROPOSED ZONING ORDINANCE MODIFICATIONS: Modifications may be approved by the Board of Supervisors upon the applicant demonstrating how the criteria of Section (A) is being met, including how the proposed development will achieve an innovative design, improve upon the existing regulations or otherwise exceeds the public purpose of the regulation. 1. Section (A)(1) Development Standards - Minimum Use Percentages, Nonresidential use.. Request and Justification: As the proposed use is Continuing Care Facility, Adult Assisted Living, the proposed modification will need to be updated to reflect the request to provide 100% Employment uses. The Applicant is proposing 100 percent Residential use and proposing to remove the required percentage of the floor area of the district required by the Zoning Ordinance to be devoted to Commercial use (5% required), Public or Civic use (2% required), and Employment (15% required). Additionally, Section (A)(2) requires 10% of the floor area of the district needs to include multi-family dwellings. The Applicant contends that the mix of uses is provided by the surrounding Lansdowne community, with multi-family residential and office uses immediately adjacent. Response: As the use is Continuing Care Facility, Adult Assisted Living a use within the Employment Use category the proposed modification will need to be revised accordingly. The intent of the PD-MUB zoning district is to provide for mixed use business developments, not a single use. The proposed single use development does not meet the intent of the PD-MUB zoning district, specifically Section (C and D). Please provide additional information as to how the proposed 100% Employment Use exceeds the public purpose of the regulation, improves upon the existing regulation or achieves an innovative design pursuant to Section (A)(3). 2

47 Zoning Administration Referral ZMAP Lansdowne Congregate Living Facility Page 4 2. Section (B) Public Plaza Minimum requirement of 5,000 square feet. In lieu of a public plaza, the applicant has proposed private courtyards to serve the needs of those residing in the facility. [4-1354(B)] Response: A private plaza is acceptable if the landscaped space will be provide to the residents. This section requires standards regarding size, amenities, etc. Please provide additional information regarding the design of the plaza to determine if the public purpose is exceeded. 3. Section (C) Vertical Mix At least 50% of the buildings within the district shall contain a vertical mix if at least 2 different use classifications and has offered no vertical mix of uses [4-1354(C)]. 4. Section (E) Building Entrances Principal entrances of buildings shall be oriented toward the street or adjacent plazas, greens, parks, squares or pedestrian passageways. The Applicant proposes to orient the building entrance toward the travel way 5. Section (F) Sidewalks - Continuous sidewalks that provide a minimum walkway width of 5 feet shall be provided along both sides of all streets within the district. The Applicant proposes to permit sidewalks as shown on the concept development plan. 6. Section (G) Bicycle Network - bicycle network consisting of trails, routes and/or lanes shall be provided throughout the district and shall be connected to other properties and existing or approved bicycle networks adjoining the district. The Applicant proposes to permit sidewalks as shown on the concept development plan as there is no bicycle network to connect to. 7. Section (H) Streets Streets shall be arranged in a generally rectilinear pattern of interconnecting streets and blocks. The Applicant proposes to permit streets as shown on the concept development plan. Response: Demonstrate how the above modification request exceed the public purpose of the applicable zoning ordinance requirements. The PD-MUB district encourages a compact pedestrian-oriented mix of uses, such as, but not limited to office, flex-industrial, retail, service, civic, public amenities and/or residential, located in close proximity to each other in order to create an attractive environment in which to live, work and play. The provided justification does not meet the intent of the PD-MUB zoning district, specifically Section (A and D). 8. Section (B)(1) Residential Density Request and Justification: The Applicant proposes a residential density of 165 suites for senior living prior to the establishment of bus service to the district. 2

48 Response: V. PLAN COMMENTS Zoning Administration Referral ZMAP Lansdowne Congregate Living Facility Page 5 Pursuant to Table , Continuing Care Facility, Adult Assisted Living is permissible by Special Exception in the PD-MUB zoning district. The proposed modification will need to be updated as the use category is Employment, not Residential. 1. Sheet 1, General Notes: Please add a note that the Applicant will choose, prior to approval of the first record plat or site plan, a combination of the methods outlined in Section (A) for administering the common open space area. 2. Sheet 1, General Notes, Note 3: Remove reference to associated applications from the concept development except for the following: ZMAP , BLAD , and ZCPA Sheet 2, Zoning Tabulations/Parking Tabulations: Update the references to the application number (ZMAP ). 4. Sheet 2, Zoning Tabulations: Correct the reference to the PD-MUB zoning district to list Section , not Section Sheet 2, Zoning Tabulations, FAR: The Applicant will need to demonstrate conformance with Section (A)(1). 6. Sheet 2, Zoning Tabulations, Number 5: Pursuant to Section (A)(3), show the location of the proposed Open Spaces on the CDP. Additionally, no bus services have been established, as such the Applicant will need to demonstrate that ten percent of the land area of the district will be devoted to parks and/or open space. If Open Space is proposed, indicate the location on the CDP. It is noted that a modification has been requested to eliminate Open Space. Please clarify if Open Space is proposed and amend the CDP and notes accordingly. 7. Sheet 3 Update the PD-MUB table to reflect the proposed 100% Employment Use. 8. Sheet 6 Pursuant to Section (B)(1), no parking areas are permitted closer than 30 feet to any residential district. Provide the required 30 foot setback adjacent to PIN to ensure that the proposed parking area is not within the required setback. 9. Sheets 6-9: Pursuant to Section 5-900(A)(13) label the 75 foot parking setback adjacent to the on-ramp. 10. Sheets 6-9: Per the approved County Transportation Plan, Lansdown Boulevard is classified as a major collector. Pursuant to Section 5-900(A)(10), the 75 foot building setback and 35 foot parking setback will need to labeled for the portion of the property adjacent to Lansdowne Boulevard. 11. Sheet 6-9: The Applicant is proposing a new land condominium line. Although this is not a zoning ordinance requirement, it is recommend that the Applicant verify that 2

49 Zoning Administration Referral ZMAP Lansdowne Congregate Living Facility Page 6 that existing condominium instruments permit boundaries to be relocated. 12. Sheet 8: Pursuant to Section (E) the Applicant will need to provide a Type 3 Front Yard Buffer along the property s frontage of Lansdowne Boulevard. 2

50 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: December 30, 2016 TO: FROM: CC: RE: Jacqueline Marsh, Project Manager Ginni Van Horn, Proffer Auditor Dan Csizmar, Proffer Manager Amy Kresge, Assistant Proffer Manager Ron Brown, Deputy County Attorney Proffer Referral for ZMAP Lansdowne Continuing Care Facility, Adult Assisted Living Pursuant to your October 27, 2016 referral request, I have reviewed the draft proffer statement dated October 21, Pursuant to this review, I offer the following comments: 1. In regard to the document header as well as the preamble, the development is occurring on a portion of PIN # as stated in the draft proffer statement, but the proposed continuing care facility will also be located on PIN # I suggest adding the reference to all parcel identification numbers subject to this proposal. 2. In regard to the 9 th line of the preamble, this application is not subject to a ZMOD, therefore, delete reference to ZMOD I would also suggest deleting the reference to the SPEX (specifically SPEX ) As written, the proffers will not be binding unless the Board of Supervisors approves not only the ZMAP, but also the ZMOD and SPEX. 3. Staff notes that the proposed proffer package is similar to that of ZMAP , Poet s Walk at Lansdowne ( Poet s Walk ). The suggested revisions in numbers 4 and 7 through 13 below are consistent with the proffers approved to legal form by the County Attorney s Office and subsequently presented to the Board of Supervisors for their January 3, 2017 Business Meeting. 4. In regard to proffer I.A., I suggest revising to be consistent with Poet s Walk proffer I.A. with appropriate references specific to this proposal. 5. In regard to proffer I.B., I suggest deleting the reference to Zoning Modifications (ZMOD ) This proposal has not been assigned a zoning modification number. 6. In further regard to proffer I.B., and the Concept Development Plan referenced therein, I

51 Lansdowne Continuing Care Facility, Adult Assisted Living December 30, 2016 Page 2 of 3 suggest deleting the reference to Zoning Modifications (ZMOD ) and revising the plan set to reference the correct special exception number, which is SPEX In regard to the first sentence of proffer I.D., after following amenities, I suggest adding the phrase which shall be installed / constructed and open for use. I further suggest inserting the following sentence at the end of the paragraph to be consistent with Poet s Walk proffer I.D. as follows: The said occupancy permit shall not be issued until the Owner or Applicant has provided (i) written documentation from County Building and Development or Zoning Administration staff that the said amenities have been installed /constructed and open for use, or (ii) written documentation from Zoning Administration staff that the said amenities or any of them are no longer a prerequisite for issuance of such occupancy permit. 8. In regard to proffer II., I suggest revisions consistent with Poet s Walk proffer II. as follows: The Property shall be served by public central water supply and public central sanitary sewer systems. The Owner or Applicant shall construct and install all water and sewer extensions to the Property and shall provide all connections necessary for development of the Property at no cost to the County or the Loudoun County Sanitation Authority (Loudoun Water). Such public water and sanitary sewer extensions and connections shall be constructed in accordance with all Loudoun Water standards. 9. In regard to proffer III., I suggest revisions consistent with Poet s Walk proffer III. as follows: The vehicular access to and from the Property to Riverside Parkway shall be limited to the entrance via an extension of Sandridge Way as shown on sheet 6 of the Concept Development Plan. If not bonded or constructed by others prior to approval of the first site plan for the Property, the Owner shall construct the extension of Sandridge Way to connect with the internal roadways on the Property, as shown on sheet 6 of the Concept Development Plan, concurrently with the construction and development pursuant to the site plan. The extension of Sandridge Way and all internal roadways constructed on the Property shall be privately owned and maintained and shall be constructed in accordance with the Loudoun County Land Subdivision and Development Ordinance (the LSDO ) and the Loudoun County Facilities Standards Manual (the FSM ). If not recorded by others prior to approval of the first site plan for the Property, the Owner shall create, establish, and record by appropriate deed among the deed records a 62- foot wide private access easement from the Property to Riverside Parkway prior to the final approval of the first site plan on the Property. The Owner, at no public cost, shall relocate the overhead power lines which cross the internal roadway access easement if, in conjunction with the review of the site plan or construction plans, the Owner or the County determines that the power lines interfere with the internal roadway access or construction. 10. In regard to proffer IV., I suggest revisions consistent with Poet s Walk Proffer V. as follows: A. The Owner shall construct the walkways shown on Sheet C7 of the Concept

52 Lansdowne Continuing Care Facility, Adult Assisted Living December 30, 2016 Page 3 of 3 Development Plan that are located on the Property. The walkways shall be constructed according to FSM standards and shall be bonded for construction as part of the bond for the first site plan for the Property and constructed prior to occupancy permit approval for the continuing care facility, adult assisted living. Additionally, the Owner shall install one bicycle rack with a minimum capacity for four bicycles on the Property at a location to be determined on the site plan. The bicycle rack shall be installed prior to issuance of the occupancy permit for the continuing care facility, adult assisted living. The said occupancy permit shall not be issued until the Owner or Applicant has provided (i) written documentation from County Building and Development or Zoning Administration staff that the said bicycle rack has been installed, or (ii) written documentation from Zoning Administration staff that the said bicycle rack is no longer a prerequisite for issuance of such occupancy permit. 11. In regard to proffer VI., I suggest revisions consistent with Poet s Walk proffer VI. as follows: Prior to approval of each zoning permit for the Property, the Owner or Applicant shall make a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of $0.10 per gross square foot of the building floor area for the continuing care facility, adult assisted living. Such contributions shall be payable to the County for distribution by the County to the volunteer fire and rescue companies providing service to the Property. Contributions pursuant to this paragraph shall be divided equally between the servicing fire and rescue companies providing fire and rescue services to the Property. The amount of this contribution shall be adjusted annually from the base year of 1988 and change effective each January 1 thereafter, in accordance with changes to the Consumer Price Index for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, U.S. Department of Labor, for the Washington-Baltimore, DC-MD-VA-WV Consolidated Metropolitan Statistical Area (the CPI ). 12. In regard to proffer VII., I suggest revisions consistent with Poet s Walk proffer VII. incorporating appropriate references specific to this proposal as follows: The Owner shall make a one-time contribution of $12,500 towards the construction of a bus shelter facility or other transit facilities on Lansdowne Land Bay N-3 or in the vicinity of the Property. This cash contribution shall be paid to the County prior to zoning permit approval for the continuing care facility, adult assisted living. The amount of this contribution shall be adjusted annually beginning January 1, 2018 and change effective each January 1 thereafter, in accordance with changes to the CPI. 13. In regard to proffer VIII., I suggest revisions consistent with Poet s Walk proffer VIII. as follows: The Property is included in and subject to the Declaration of Condominium for Lansdowne Parcel N Land Condominium and the Bylaws of the Unit Owners Associations of Lansdowne Parcel N Condominium recorded at Instrument No among the deed records, which is responsible for maintenance of the common areas including the parking areas and private access roadway. The Owner of the Property shall be responsible for trash collection and recycling for the Property.

53 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: February 17, 2017 TO: Jacqueline Marsh, Project Manager Department of Planning and Zoning FROM: Rory L. Toth, CZA/CTM, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZMAP & SPEX Lansdowne Continuing Care Facility, Adult Assisted Living Third Referral Background This referral updates the status of comments noted in the second Department of Transportation and Capital Infrastructure (DTCI) referral on these applications dated December 15, These applications seek approval of a Zoning Map Amendment (ZMAP) application in order to remap approximately 5.7 acres from PD-OP (Planned Development-Office Park) to the PD-MUB (Planned Development-Mixed Use Business) zoning district under the Revised 1993 Zoning Ordinance (Zoning Ordinance), and a special exception (SPEX) application in order to develop a continuing care facilityadult assisted living facility. In addition, the Applicant seeks approval of numerous Zoning Modifications (ZMODs) of the PD-MUB zoning district regulations. The subject property is located on the west side of Lansdowne Boulevard (VA Route 2400), south of Riverside Parkway (VA Route 2401), in the northwest quadrant of the VA Route 7 / Lansdowne Boulevard interchange. It is noted that the subject site is located directly east of a site which currently has a recently approved rezoning and special exception application (ZMAP and SPEX ) that proposes a similar type of use. Overall, the proposed site would be served via Sandridge Way (an existing private street with a new proposed public access easement) which will be extended to the site. This update is based on DTCI review of materials received from the Department of Planning and Zoning via on February 3, 2017 including (1) Applicant Response Letter to Second Referral Comments dated January 27, 2017; (2) Revised Statement of Justification dated January 27, 2017; (3) Draft Proffer Statement (including redline version) dated January 27, 2017; (4) Transportation Technical Memo, prepared by Gorove Slade dated January 27, 2017; and (5) Concept Development Plan (plan set) dated April 18, 2016, revised through January 23, 2017).

54 ZMAP & SPEX Lansdowne Continuing Care Facility, Adult Assisted Living DTCI Third Referral Comments February 17, 2017 Page 2 Outstanding Issues Summary Based on a review of the Applicant s most recent response to DTCI s Second Referral comments letter (December 15, 2016), draft proffer statement, and revised plan set, DTCI notes the following status of comments. Comment 1: DTCI notes that Comment 1 has been addressed with the Applicant s revised traffic memo (Attachment 1) which was revised to reflect the proposed use as an adult assisted living facility use. See Comment #8 below for additional discussion on this matter. Comment 2: DTCI notes that Comment 2 has been addressed with the Applicant s commitment in the draft proffers to construct a bicycle rack adjacent to the building and its commitment to providing a 14-foot wide public access easement along Lansdowne Boulevard, which could accommodate bicycle and pedestrian connectivity. Comment 3: This comment was already addressed in previous DTCI referrals. Comment 4: The Applicant is now agreeing to provide a 14-foot wide public access easement along its entire Lansdowne Boulevard frontage to accommodate a future shared use path, and has increased its contribution to said path to $22,500. Comment addressed. Comment 5: Given the proposed proffer commitment by the Applicant to provide a 14-foot wide public access easement along the site s frontage with Lansdowne Boulevard and its increased contribution to $22,500 toward construction of a trail, this comment is addressed. Comment 6: This comment was already addressed in previous DTCI referrals. Comment 7: DTCI has no further comment on this matter and defers to the Department of Planning & Zoning on any unfulfilled proffers previously approved on the property. Comment 8: DTCI notes that Comment 8 has been addressed with the Applicant s revised traffic memo which was revised to reflect the proposed use as adult assisted living facility. The slight increase in AM commuter peak, AM peak of land use, PM commuter peak, PM peak of land use and total trips would not have a negative impact on the 2010 CTP roadway network and it results in significantly less trips than the office uses that could be occur under a by-right development scenario. Conclusion DTCI has no objection to the approval of these applications. ATTACHMENT 1. Revised Traffic Memo dated January 27, 2017 cc: Kathleen Leidich, AICP, Assistant Director, DTCI Lou Mosurak, AICP, Senior Coordinator, DTCI

55 15125 Washington Street Suite 316 Haymarket, VA TECHNICAL MEMORANDUM To: Robert S. Brown, AICP, Senior Transportation Planner Loudoun County DTCI From: Kevin D. Sitzman, PE Date: January 27, 2017 Subject: Traffic Statement Hawthorn Continuing Care Facility, Adult Assisted Living Lansdowne Land Bay N-3 Introduction This traffic statement has been prepared in conjunction with the proposed Hawthorn Adult Assisted Living Facility, located within Land Bay N-3 of Lansdowne. A Zoning Map Amendment (ZMAP) for the subject site anticipates the conversion to the Planned Development Mixed-Use Business (PD-MUB) district and the construction of a continuing care adult assisted living facility in lieu of a portion of the previously-approved office uses. The proposed development would be complete in The numbers of peak hour trips generated by the approved and proposed uses are compared in this document, as are the transportation-related proffer commitments. Additionally, this traffic statement includes a review of the recent crash history in the site vicinity. Lansdowne Land Bay N-3 is located in the southwest quadrant of the Lansdowne Boulevard/Riverside Parkway intersection. Access to the site and surrounding parcels is provided by Sandridge Way via a signalized intersection with Riverside Parkway to the west of Lansdowne Boulevard. The previous ZCPA approval for Land Bay N-3 included four buildings totaling 328,352 square feet of office and supporting retail uses. Two office buildings have been constructed, enclosing a total of 142,743 square feet. The proposed concept plan envisions the 165-bed adult assisted living facility. A 68-bed nursing home specializing in memory care has been approved on the undeveloped portion of the land bay through a separate ZMAP on a distinct portion of Land Bay N-3. Trip Generation Comparison In order to evaluate the potential for traffic impacts from the proposed rezoning, a comparison of the trips generated by the proposed and approved land uses was conducted. As noted previously, a total of 328,352 square feet of office uses could be constructed on the land bay under existing approvals. With the approval of the ZMAP proposal, a total of 142,743 square feet of office, a 165-bed adult assisted living facility, and a 68-bed nursing home would be expected. Table 1 indicates the trip generation for the peak hours of each use with both elder living proposals. Transportation Planners and Engineers ATTACHMENT 1

56 Hawthorn Continuing Care, Adult Assisted Living Facility Lansdowne Land Bay N-3 Page 2 January 27, 2017 Table 1: Trip Generation Comparison Lansdowne Land Bay N-3 With Hawthorn Retirement Residence and Poet's Walk Memory Care Average AM Commuter Peak AM Peak of Land Use PM Commuter Peak PM Peak of Land Use Land Use ITE Code Size Units Daily Traffic In Out Total In Out Total In Out Total In Out Total Approved Approved Office ,352 SF 3, Proposed Proposed Assisted Living Beds Proposed Memory Care Beds Proposed Office ,743 SF 1, Difference (Proposed-Approved) Percent Difference -30% -44% -25% -41% -42% -26% -40% -18% -38% -35% 5% -34% -28% Based on rates/equations in Trip Generation Manual, 9th Edition, Institute of Transportation Engineers (ITE) The daily, commuter peak hour, and land use peak hour trip generation for each use was determined based on standard Institute of Transportation Engineers (ITE) rates and/or equations published in the Trip Generation Manual, 9 th Edition. The office buildings would see peak levels of activity during traditional commuting periods in the morning and afternoon, while the peak of the adult assisted living facility is specifically noted to not coincide with the commuter peak hours. The majority of the trips generated by the memory care facility would be related to employees, as patients would not own cars, and would be concentrated around shift-change times. Hawthorn anticipates about 25% of residents would own vehicles, which would exceed the number of employees. As the larger driver population associated with residents and visitors would not be subject to shift-change times, the ITE peak hour of generator trip rates were used to compare times outside the commuter peak periods. Table 1 indicates that the approved office buildings would generate significantly more trips than the proposed office/nursing home/adult assisted living combination on a daily basis and during each peak hour. The office uses would generate 958 more trips per day than the scenario with both elder living uses. During the commuter and land use peak hours, the approved uses would generate 123 to 205 more combined inbound and outbound trips than the proposed uses. It is noted that the peak hour of the office land use coincides with the adjacent street peak hour. If the peak hour associated with the adult assisted living facility is significantly different from the commuter peak hours, the office trip generation would be measurably lower than shown in the table. However, this change would affect both the approved and proposed office components in the same proportion, yielding a similar conclusion that the PD-MUB conversion would result in a trip reduction. The proposed Hawthorn adult assisted living facility would generate fewer daily and peak hour trips than the office space currently approved for Lansdowne Land Bay N-3. Approval of both the adult assisted living facility in addition to the recentlyapproved memory care facility would significantly decrease the number of vehicles traveling in and out of Land Bay N-3, as compared with the permitted office uses. Gorove/Slade

57 Hawthorn Continuing Care, Adult Assisted Living Facility Lansdowne Land Bay N-3 Page 3 January 27, 2017 Crash History As requested during the scoping discussions, the crash history in the vicinity of the intersections of Riverside Parkway with Lansdowne Boulevard and Sandridge Way was reviewed. Table 2 presents the crashes reported over the period of December 2011 through November A total of 28 crashes were reported at the Lansdowne Boulevard intersection and a total of 10 crashes were reported at the Sandridge Way intersection. Based on VDOT published traffic counts and recent traffic studies for nearby projects, the total intersection volume over the three-year period was estimated to determine a crash rate per million vehicles entering each intersection. In addition to the year, type, severity, pavement and lighting condition for each crash, Table 2 indicates that the crash rate for each location is 0.35 or fewer crashes per million vehicles entering the intersection. Gorove/Slade

58 Hawthorn Continuing Care, Adult Assisted Living Facility Lansdowne Land Bay N-3 Page 4 January 27, 2017 Table 2 Crash Summary Riverside Parkway near Sandridge Way and Lansdowne Blvd Year Crash Type Severity Lighting Surface Condition Sandridge Way 2011 Rear End Property Damage Only Darkness Dry 2012 Fixed object off road Property Damage Only Daylight Dry 2012 Rear End Non-Incapacitating Injury Daylight Dry 2013 Rear End Property Damage Only Daylight Wet 2013 Angle Property Damage Only Daylight Dry 2013 Sideswipe - Same dir Property Damage Only Dusk Dry 2013 Fixed object off road Non-Incapacitating Injury Dusk Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Incapacitating Injury Darkness Dry 10 crashes 35,182,350 total 3-year intersection volume Crash Rate = 0.28 Lansdowne Blvd 2011 Rear End Property Damage Only Darkness Wet 2012 Rear End Property Damage Only Daylight Dry 2012 Sideswipe - Same dir Property Damage Only Daylight Dry 2012 Angle Property Damage Only Daylight Snowy 2012 Rear End Property Damage Only Daylight Dry 2012 Rear End Property Damage Only Daylight Dry 2012 Angle Non-Incapacitating Injury Daylight Wet 2012 Angle Non-Incapacitating Injury Daylight Dry 2013 Angle Property Damage Only Daylight Dry 2013 Angle Property Damage Only Darkness Dry 2013 Rear End Property Damage Only Daylight Wet 2013 Fixed object off road Property Damage Only Daylight Wet 2013 Fixed object off road Property Damage Only Daylight Oil/Other Fluids 2013 Fixed object off road Property Damage Only Daylight Wet 2013 Rear End Property Damage Only Daylight Dry 2013 Sideswipe - Same dir Property Damage Only Daylight Other 2013 Angle Non-Incapacitating Injury Daylight Dry 2013 Angle Non-Incapacitating Injury Darkness Dry 2013 Rear End Non-Incapacitating Injury Daylight Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Property Damage Only Darkness Dry 2014 Angle Property Damage Only Daylight Dry 2014 Rear End Property Damage Only Dawn Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Possible Injury Daylight Dry 2014 Head on Non-Incapacitating Injury Daylight Dry 2014 Rear End Non-Incapacitating Injury Daylight Dry 2014 Rear End Non-Incapacitating Injury Daylight Dry 28 crashes 81,030,000 total 3-year intersection volume Crash Rate = 0.35 Notes: Crashes reported for the period of December 1, 2011 through November 30, Crash rate is reported in crashes per million vehicles entering (MVE) the intersection. Gorove/Slade

59 Hawthorn Continuing Care, Adult Assisted Living Facility Lansdowne Land Bay N-3 Page 5 January 27, 2017 Proffer Commitments The application for PD-MUB rezoning on the site and the development of the Hawthorn adult assisted living proposes no changes to the transportation-related proffers in effect on the property. Conclusion The proposed Hawthorn adult assisted living facility would generate fewer daily and peak hour trips than the office space currently approved for Lansdowne Land Bay N-3. The area does not appear to have a significant crash history and no changes to the transportation-related proffers are proposed with the application. Gorove/Slade

60 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: December 15, 2016 TO: FROM: Jacqueline Marsh, Project Manager Department of Planning and Zoning Rory L. Toth, CZA/CTM, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZMAP Lansdowne Congregate Living Facility Second Referral Background This referral updates the status of comments noted in the first Department of Transportation and Capital Infrastructure (DTCI) referral on this application dated June 23, This application seeks approval of a Zoning Map Amendment (ZMAP) application in order to 1) Remap approximately 5.7 acres from PD-OP (Planned Development-Office Park) to the PD-MUB (Planned Development-Mixed Use Business) zoning district under the Revised 1993 Zoning Ordinance (Zoning Ordinance) in order to develop a continuing care facility-adult assisted living facility. It is noted that Zoning Administration commented at first referral that the use proposed with this application is defined in the Zoning Ordinance as a continuing care facility-adult assisted living rather than a congregate care living facility. A SPEX application is required in the PD-MUB zoning district for the use continuing care facility-adult assisted living. Therefore, the Applicant revised its application to include a request for a SPEX, however, a SPEX application number has not been listed on this referral. In addition, the Applicant seeks approval of numerous Zoning Modifications (ZMODs) of the PD-MUB zoning district regulations. The subject property is located on the west side of Lansdowne Boulevard (VA Route 2400), south of Riverside Parkway (VA Route 2401), in the northwest quadrant of the VA Route 7 / Lansdowne Boulevard interchange. It is noted that the subject site is located directly east of a site which currently has an active rezoning and special exception application (ZMAP and SPEX ) that proposes an assisted living facility. Overall, the proposed site would be served via Sandridge Way (an existing private street with a new proposed public access easement) which will be extended to the site. This update is based on DTCI review of materials received from the Department of Planning and Zoning on November October 21, 2016, including (1) an information sheet, dated October 27, 2016; (2) a Statement of Justification prepared by the Applicant, dated October 21, 2016; Response Letter to DTCI First Referral Comments dated October 21, 2016; (4) A Statement of Modifications to the PD-MUB Zoning District, prepared by the Applicant, dated April 20, 2016, revised through October 21, 2016; (5) Draft Proffer Statement dated October 21, 2016; and (6) a Zoning Map Amendment plat (plan set), prepared by Timmons Group, dated April 18, 2016, revised through October 2, 2016.

61 ZMAP Lansdowne Congregate Living Facility DTCI Second Referral Comments December 15, 2016 Page 2 Review of Trip Generation The Applicant s traffic impact statement (TIS) included with this application at first referral provided a comparison of the existing approved square footage of office uses allowed on the site (Landbay N-3) per Riverside Office Park ZCPA , the memory care assisted living facility proposed with ZMAP /SPEX and a proposed congregate care facility during the weekday AM and PM commuter peak hours and the AM and PM peak hours for the individual land uses. However, as noted earlier in this referral, Zoning Administration commented at first referral on this application that the use proposed with this application is defined by the Zoning Ordinance as a continuing care facility-adult assisted living rather than a congregate care living facility. A SPEX application is required in the PD-MUB zoning district for the use continuing care facility-adult assisted living. Therefore, the Applicant revised their application to include a request for a SPEX, however, a SPEX application number has not been listed on this referral. This change is important as there is a different ITE Trip Generation Code for congregate care facility (ITE Code 253) versus an assisted living facility (ITE Code 254). Therefore, the Applicant needs to revise their Traffic Impact Statement and Trip Generation tables to reflect the assisted living facility use (ITE Code 254). See Status of Transportation Comments and Recommendations section below. Status of Transportation Comments and Recommendations Staff comments from the first DTCI referral dated June 23, 2016, as well as the Applicant s responses (quoted directly from its October 21, 2016 response letter), and comment status are provided below. DTCI notes that there is a new section of this part of the referral entitled New Comments in response to the Applicant s request for a SPEX application for a continuing care facility-assisted living. 1. Initial Staff Comment: (First Referral, June 23, 2016): Revise the TIS to state the buildout year for the proposed congregate care facility. In addition, there are a few minor discrepancies in the Difference in Proposed minus Approved calculations row in Trip Generation Tables 1 and 2 in the TIS and should be revised as shown in this referral. Applicant s Response (October 21, 2016): The buildout year does not affect the number of trips that will be projected, and future volumes were not projected. Therefore, the buildout year does not provide information useful to this analysis. The trip generation tables 1 and 2 have been revised as requested by staff. Comment Status: Please see New Comment #8 below. 2. Initial Staff Comment: (First Referral, June 23, 2016): As part of this ZMAP application, DTCI notes that the Applicant submitted a request in order to modify sixteen regulations in the PD-MUB zoning district. More specifically, three of the requests are to modify Sections (F), (G) and (H) of the Zoning Ordinance to 1) Remove the requirement to provide sidewalks on both sides of all streets within the district; 2) Remove the requirement for a bicycle network consisting of trails, routes and/or lands throughout the district and connected to other properties and existing or approved bicycle networks adjoining the district; and 3) Remove the requirement that streets are to be arranged in a generally rectilinear pattern of interconnecting streets and blocks, while maintaining respect for the

62 ZMAP Lansdowne Congregate Living Facility DTCI Second Referral Comments December 15, 2016 Page 3 natural landscape. DTCI notes that Sheet C7 of the CDP depicts some sidewalks throughout the district and depicts a typical detail of bicycle racks. However, the Applicant does not commit to constructing any sidewalks or provide a bicycle network required by the PD-MUB zoning district regulations. DTCI recommends that the Applicant commit to constructing a bicycle network within the PD-MUB zoning district and commit to construct the internal sidewalks shown on the CDP plat, prior to the first site plan approval on the subject property, whichever is first in time. Furthermore, DTCI recommends that the Applicant commit to the number of proposed bicycle racks to be constructed on the property and show their location on the CDP. Said bicycle racks shall be shown on the first site plan on the subject property, prior to its approval and installed prior to the first occupancy permit for the use. DTCI defers additional comment to the Department of Planning & Zoning with regard to any measures necessary to mitigate the impact of these modification requests. Applicant s Response (October 21, 2016): The CDP has been revised to show the location of the bicycle rack. The proffers include a commitment to construct the internal sidewalks shown on the CDP and to construct a bicycle rack. Comment Status: Comment partially addressed. The Applicant has committed to constructing the sidewalks and bicycle rack as shown on Sheet C7 of the CDP. However, the Applicant has continued to retain the modification request to delete the requirement for a bicycle network in the PD-MUB zoning district, which is a zoning district that requires a mixture of uses and multimodal connections between different land uses within the district and from development in the district to nearby development. 3. Initial Staff Comment: (First Referral, June 23, 2016): DTCI notes that Section (B) of the Zoning Ordinance states that one of the objectives of the PD-MUB zoning district is to provide a design and layout that efficiently utilizes the land, is arranged in a generally rectilinear grid-street pattern, and that provides for multimodal connections between different land uses within the district and from development in the district to nearby development. DTCI notes that there is no pedestrian interconnectivity to the parcels on the south side. Revise the CDP accordingly. Applicant s Response (October 21, 2016): The CDP has been revised to provide a sidewalk connection to the property boundary to the parcels on the south side. Comment Status: Comment addressed. 4. Initial Staff Comment: (First Referral, June 23, 2016): DTCI notes that the 2010 CTP (Chapter 8, Proffer Policy 3i and 3n and Transportation Demand Management (TDM) Policies 1-7) call for, among other things, the encouragement of the use of multiple transit options, encouragement of existing and new employment and business uses support of alternative travel modes, and design and implementation of alternative mode transportation networks and TDM strategies (such as transit related design elements like bus lanes, bus ways, bus bays and bus stops/shelters). These types of facilities provide transportation options for employees, residents and visitors of the congregate care facility. DTCI notes that there are three local fixed route transit services and three bus stops which service the adjacent hospital site today. Due to the close proximity of existing bus service to the adjacent hospital site, concerns regarding bus maneuverability and operations in and around

63 ZMAP Lansdowne Congregate Living Facility DTCI Second Referral Comments December 15, 2016 Page 4 the proposed PD-MUB zoning district, and, in order to further implement transit and proffer policies called for in the 2010 CTP, DTCI recommends that the Applicant commit to a $25, transit contribution toward capital transit facilities in the area. DTCI notes that the recommended contribution amount is advisory and has not been formally adopted by the Board of Supervisors, but is based on the typical cost to install a bus shelter including the acquisition of necessary off-site easements. Applicant s Response (October 21, 2016): The applicant has included a proffer for a cash contribution of $12,500 to share the cost of the bus shelter with the adjacent Poet's Walk application. Comment Status: DTCI recognizes and appreciates the Applicant s commitment to proffer a $12,500 cash contribution toward a bus shelter. DTCI has no further comments on this matter. 5. Initial Staff Comment: (First Referral, June 23, 2016): The 2003 Bike & Ped Plan categorizes Lansdowne Boulevard as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. It is noted that the Lansdowne Boulevard / VA Route 7 area is also identified as a Pedestrian Improvement Area. Per Appendix 6 of the 2010 CTP, all planned sixlane roadways are to have a 10-foot wide shared use path (within the ROW or a 14-foot wide public access easement) along each side of the roadway. There are no bicycle or pedestrian facilities in place along the west side of this portion of Lansdowne Boulevard from VA Route 7 north to Riverside Parkway. DTCI recommends that the Applicant commit to constructing a 10-foot wide trail (within a 14-foot wide public access easement or the ROW) along its site frontage with Lansdowne Boulevard. Said trail should be constructed or bonded for construction with a site plan prior to its approval, and open for use prior to occupancy of the proposed uses on the site. Applicant s Response (October 21, 2016): The applicant is proffering a cash contribution towards the construction of the multi-use trail along the west side of Lansdowne Boulevard. Comment Status: DTCI acknowledges the Applicant s commitment for a $10,000 contribution toward a trail. However, the contribution amount would not cover the cost to construct the trail. DTCI recommends that the Applicant, at a minimum, also provide a 14- foot wide public access easement along its site frontage with Lansdowne Boulevard to accommodate a future trail and revise draft Proffer IV as necessary. 6. Initial Staff Comment: (First Referral, June 23, 2016): DTCI notes that the subject site is to be served via Sandridge Way (a private street within a proposed 62-foot wide public access easement extending through the site proposed with the assisted living site in ZMAP /SPEX ). DTCI recommends that Applicant commit to recording a public access easement and constructing or bonding for construction said extension of Sandridge Way prior to the first site plan on the subject property, whichever is first in time. DTCI defers to the Department of Building and Development, Engineering Division, to review the adequacy of private streets and travelways to serve the proposed uses.

64 ZMAP Lansdowne Congregate Living Facility DTCI Second Referral Comments December 15, 2016 Page 5 Applicant s Response (October 21, 2016): The proffers include a commitment to record a public access easement for Sandridge Way, if not recorded by others prior to issuance of the occupancy permit. Comment Status: Comment addressed. 7. Initial Staff Comment: (First Referral, June 23, 2016): DTCI recommends that any unfulfilled transportation proffers approved with the Lansdowne development be carried forward with this ZMAP application. Applicant s Response (October 21, 2016): The applicant has reviewed the Lansdowne transportation proffers that previously applied to this property, and there were no unfulfilled proffers to be included in the Hawthorn proffers. Comment Status: DTCI has no further comment on this matter and defers additional comment to the Department of Planning and Zoning. New Comment 8. DTCI notes that Zoning Administration commented at first referral that the use proposed with this application is defined by the Zoning Ordinance as a continuing care facility-adult assisted living rather than a congregate care living facility and a SPEX application is required in the PD-MUB zoning district for the use continuing care facility-adult assisted living. As a result, the Applicant revised its application to include a request for a SPEX for a continuing care facility-adult assisted living. This change is important as there is a different ITE 9 th Edition Trip Generation code for congregate care facility (ITE Code 253) versus an assisted living facility (ITE Code 254). As this change results in a slightly higher number of AM peak hour, PM peak hour and total daily trips than that allowed under current zoning approvals, the Applicant needs to revise its Traffic Impact Statement and Trip Generation tables to reflect the assisted living facility use (ITE Code 254). Conclusion Upon resolution of Comments #2, #5 and #8 as noted above, DTCI could support approval of this application. DTCI staff is available to meet with the Applicant and discuss the comments noted in this referral. cc: Kathleen Leidich, AICP, Assistant Director, DTCI Lou Mosurak, AICP, Senior Coordinator, DTCI

65 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: June 23, 2016 TO: FROM: Jacqueline Marsh, Project Manager Department of Planning and Zoning Rory L. Toth, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZMAP Lansdowne Congregate Living Facility First Referral Background This application seeks approval of a Zoning Map Amendment (ZMAP) application in order to 1) Remap approximately 5.7 acres from PD-OP (Planned Development-Office Park) to the PD-MUB (Planned Development-Mixed Use Business) zoning district under the Revised 1993 Zoning Ordinance (Zoning Ordinance) in order to develop a congregate care living facility. In addition, the Applicant seeks approval of numerous Zoning Modifications (ZMODs) in order to modify sixteen separate sections of the PD-MUB zoning district regulations. The subject property is located on the west side of Lansdowne Boulevard (VA Route 2400), south of Riverside Parkway (VA Route 2401), in the northwest quadrant of the VA Route 7 / Lansdowne Boulevard interchange. It is noted that the subject site is located directly east of a site which currently has an active rezoning and special exception application (ZMAP and SPEX ) that proposes an assisted living facility. Overall, the proposed site would be served via Sandridge Way (a private street with a new proposed public access easement) which will be extended to the site. A vicinity map is provided as Attachment 1, and the proposed concept layout is shown on Attachment 2. In its consideration of this application, the Department of Transportation and Capital Infrastructure (DTCI) reviewed materials received from the Department of Planning and Zoning on April 27, 2016, including (1) an information sheet, dated April 26, 2016; (2) a Statement of Justification prepared by the Applicant, dated April 20, 2016; (3) A Statement of Modifications to the PD-MUB Zoning District, prepared by the Applicant, dated April 20, 2016; (4) a Traffic Impact Statement (TIS) prepared by Gorove Slade, dated April 20, 2016; and (5) a Zoning Map Amendment plat (plan set), prepared by Timmons Group, dated April 18, Compliance with the Countywide Transportation Plan The subject property is located within the Suburban Policy Area (Ashburn Community). The transportation network is specifically governed by the policies of Countywide Transportation Plan (2010 CTP) and the Bicycle & Pedestrian Mobility Master Plan (2003 Bike & Ped Plan). DTCI s assessment of the transportation network is based on review of existing, planned and

66 ZMAP Lansdowne Congregate Living Facility DTCI First Referral Comments June 23, 2016 Page 2 programmed transportation facilities, review of the Applicant s traffic statement, and applicable County policies. Existing, Planned and Programmed Transportation Facilities Existing and planned roadways in the vicinity of the site are described below. Descriptions for planned conditions of CTP roads are taken from Appendix 1 of the 2010 CTP; descriptions of planned bicycle and pedestrian facilities on CTP roads are taken from Appendix 6 of the 2010 CTP and the 2003 Bike & Ped Plan. Harry Byrd Highway / East Market Street (VA Route 7) (segment from Algonkian Parkway (VA Route 1582) / Atlantic Boulevard (VA Route 1902) interchange west to Leesburg Bypass interchange (VA Route 7 / US Route 15)) is classified as a principal arterial by the 2010 CTP and is a six-lane (U6M) controlled access median divided urban arterial roadway with grade separated interchanges at Algonkian Parkway / Atlantic Boulevard, Sully Road (VA Route 28), Loudoun County Parkway (VA Route 607), Claiborne Parkway (VA Route 901) / Lansdowne Boulevard (VA Route 2400), Crosstrail Boulevard (VA Route 653) / River Creek Parkway (VA Route 773), and the Leesburg Bypass. In its ultimate condition, this segment of VA Route 7 is to be an eightlane (U8M) limited access median divided urban arterial roadway with additional grade-separated interchanges beyond Existing Condition at Ashburn Village Boulevard (VA Route 2020), Belmont Ridge Road (VA Route 659) and Battlefield Parkway. It is noted that all at-grade access is to be terminated. Study of alternative uses (e.g., HOV, bus lanes) is to be considered when the facility is widened to eight lanes. According to 2014 VDOT daily traffic volume estimates, the section of VA Route 7 from the Leesburg town limits east to Lansdowne Boulevard, carries approximately 74,000 vehicles per day in the vicinity of the site. Per Appendix 6 of the 2010 CTP, the County does not anticipate bicycle and pedestrian facilities along limited access roadways such as VA Route 7. Lansdowne Boulevard (VA Route 2400) (segment from VA Route 7 interchange north to terminus of roadway at Riverpoint Drive) is classified as a major collector per the 2010 CTP. Lansdowne Boulevard is currently built as a six-lane (U6M) controlled access median divided urban collector roadway with a grade-separated interchange at VA Route 7. Additional ROW may be needed for turn lanes and bicycle/pedestrian facilities with left- and right-turn lanes required at all intersections. A signal and dual left-turn lanes and single dedicated right-turn lanes (both northbound and southbound) are in place on Lansdowne Boulevard at its intersection with Riverside Parkway. According to 2014 VDOT daily traffic volume estimates, Lansdowne Boulevard carries approximately 23,000 vehicles per day in the vicinity of the site. The 2003 Bike & Ped Plan categorizes Lansdowne Boulevard as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. It is noted that the Lansdowne Boulevard / VA Route 7 area is also identified as a Pedestrian Improvement Area. Per Appendix 6 of the 2010 CTP, all planned six-lane roadways are to have a 10-foot wide shared use path (within the ROW or a 14-foot wide public access easement) along each side of the roadway. There are no bicycle or pedestrian facilities in place along either side of Lansdowne Boulevard from VA Route 7 north to Riverside Parkway, however shared use paths are in place on both sides of the roadway from Riverside Parkway north to Woodridge Parkway.

67 ZMAP Lansdowne Congregate Living Facility DTCI First Referral Comments June 23, 2016 Page 3 Riverside Parkway (VA Route 2401) (segment from Ashburn Village Boulevard west to Belmont Ridge Road / Upper Belmont Place) is classified by the 2010 CTP as a major collector road. This segment of Riverside Parkway is constructed as a four-lane, controlled access, median divided (U4M) urban section roadway. Left- and right-turn lanes and a signal are in place at its intersection with Lansdowne Boulevard. Left- and right-turn lanes and a signal are in place at the existing access point into the site at the intersection with Sandridge Way. The ultimate condition of this segment of Riverside Parkway is a six-lane, controlled access, median divided urban collector (U6M) roadway with left- and right-turn lanes at all intersections. Additional ROW may be needed for turn lanes and bicycle/pedestrian facilities. Per 2014 traffic data published by VDOT, this segment of Riverside Parkway carries approximately 12,000 vehicles per day in the vicinity of the site. Riverside Parkway is referenced in the 2003 Bike & Ped Plan as a baseline connecting roadway along which bicycle facilities and pedestrian facilities are envisioned. Per Appendix 6 of the 2010 CTP, planned six-lane roads should have two 10-foot wide shared use paths (within the ROW or a 14-foot easement), along each side of the roadway. A trail is in place along the north and south sides of Riverside Parkway in the vicinity of the site. Sandridge Way is a two-lane 50-foot wide private street that provides access to the site, the Lansdowne Fire and Rescue Station site located to the west of the site, multi-family dwelling units located south of the subject site and the assisted living facility proposed with ZMAP and SPEX A left-thru lane, right-turn lane and a signal are in place at the intersection with Riverside Parkway. It is noted that a pre-emption signal is located at the intersection of the Lansdowne Fire Station driveway and Sandridge Way. Sandridge Way is to be extended (within a 62-foot wide public access easement) to the assisted living facility site with ZMAP and SPEX With this application, the Applicant proposes a new public access easement to extend over to the congregate care facility. A sidewalk is located along the east side of Sandridge Way extending approximately 450 feet south of Riverside Parkway and crosswalks are located on the west side of Sandridge Way. It is important to note that recently approved ZCPA and SPEX applications for the INOVA Lansdowne Hospital located directly to the east of the subject site, will provide roadway improvements to Riverside Parkway / Lansdowne Boulevard intersection, signals along Riverside Parkway at the hospital entrances, bus stops and a portion of a trail along the east side of Lansdowne Boulevard. More specifically, some of the commitments made with the INOVA application include: Signal modification and re-striping southbound approach of Lansdowne Boulevard at Riverside Parkway to include two-left turn lanes, two thru-lanes and one exclusive rightturn lane. This modification results in one less southbound thru-lane (two lanes instead of the existing three lanes) and allows a free flow eastbound right-turn lane on Riverside Parkway and a receiving lane on southbound Lansdowne Boulevard. Review of Applicant s Traffic Impact Statement and Trip Generation The Applicant s traffic impact statement (TIS) included with this application (provided as Attachment 3) provides a comparison of the existing approved square footage of office uses

68 ZMAP Lansdowne Congregate Living Facility DTCI First Referral Comments June 23, 2016 Page 4 allowed on the site (Landbay N-3) per Riverside Office Park ZCPA , the memory care assisted living facility proposed with ZMAP /SPEX and the proposed congregate care facility during the weekday AM and PM commuter peak hours and the AM and PM peak hours for the individual land uses. Table 1 below summarizes the trip generation for, and a comparison of, 328,352 square feet of by-right office, the proposed congregate care living facility proposed with this ZMAP application and the proposed memory care facility proposed with ZMAP and SPEX As indicated in Table 1 below, the proposed development will generate 10 trips during the AM commuter peak hour, 28 trips during the PM commuter peak hour, 23 trips in the AM Peak of the Land Use, 33 trips during the PM Peak of the Land Use and a total of 333 weekday daily trips. Table 1 further breaks down the number of trips generated from approved office space uses approved with ZCPA Compared to the approved 328,352 square feet of office use on the site, the proposed congregate care living facility, including a balance of 142,743 square feet of by-right office and the memory care facility) would generate 220 fewer trips in the AM peak commuter hour, 165 fewer trips in the PM peak commuter hour, and 1,001 fewer total weekday daily trips. It is important to note that the congregate care facility peak travel times are not the same as the peak travel times associated with the proposed memory care facility. In addition, 25 percent of the residents are anticipated to own their own vehicle. Therefore, the driver population with residents and visitors would not be subject to shift-change times like it would in the memory care facility. In addition, the TIS stated that the peak travel times for the congregate care living facility were different from the peak travel times for the office uses; and therefore, the peak travel times for the land use were utilized or the peak hour of the generator. Therefore, compared to the approved office on the site, the proposed development would generate 204 fewer trips in the AM Peak of Land Use and 150 fewer trips in the PM Peak of Land Use. Table 1. Trip Generation Comparison - Lansdowne Land Bay N-3 and Hawthorn Retirement Residence and Poet s Walk Memory Care Facility Land Use Approved Office- ZCPA ITE Code Size of Units ksf ADT AM Commuter Peak AM Peak of Land Use PM Commuter Peak PM Peak of Land Use In Out Total In Out Total In Out Total In Out Total 3, Proposed Retirement Care Facility Units Proposed Memory Care Beds Proposed Office ksf 1, Difference (Proposed minus Approved) -1, Source: Traffic Impact Statement Hawthorne Retirement Residence Lansdowne Land Bay N-3, TIS dated April 20, 2016 and DTCI

69 ZMAP Lansdowne Congregate Living Facility DTCI First Referral Comments June 23, 2016 Page 5 Table 2 below summarizes the trip generation for, and a comparison of, 328,352 square feet of by-right office versus the proposed congregate care living facility proposed with this ZMAP application, a balance of 211,219 square feet of office and no proposed memory care facility. As indicated in Table 2 below, the proposed development would generate 591 fewer total trips compared to the 328,352 square feet of by-right office, 137 fewer trips in the AM Commuter Peak Hour, 103 fewer trips in the PM Commuter Peak Hour, 124 fewer trips in the AM Peak of the Land Use and 98 fewer trips in the PM Peak of the Land Use. It is important to note that the TIS did not provide a buildout year for the project. Please see Transportation Comments section below for further discussion on the Traffic Impact Statement. Table 2. Trip Generation Comparison - Lansdowne Land Bay N-3 - Hawthorn Retirement Residence and Permitted Office Uses Land Use Approved Office- ZCPA ITE Code Size of Units ksf ADT AM Commuter Peak AM Peak of Land Use PM Commuter Peak PM Peak of Land Use In Out Total In Out Total In Out Total In Out Total 3, Proposed Retirement Care Facility Units Proposed Office ksf 2, Difference (Proposed minus Approved) Source: Traffic Impact Statement Hawthorne Retirement Residence Lansdowne Land Bay N-3, TIS dated April 20, 2016 and DTCI Lastly, the TIS provided a summary crash history along Riverside Parkway at the Lansdowne Boulevard intersection and the Sandridge Way intersection. Table 2 of the TIS provides a crash report from December 2011 through November Based on the study data, there does not appear to be a significant crash history in the vicinity of the site. Based upon the reduction in the daily and AM and PM peak hour trips proposed with this application, the Applicant proposes no changes to the transportation-related proffers in effect on the property. Transportation Comments and Recommendations DTCI staff has reviewed the Applicant s submitted materials and has the following comments and recommendations: 1. Revise the TIS to state the buildout year for the proposed congregate care facility. In addition, there are a few minor discrepancies in the Difference in Proposed minus Approved calculations row in Trip Generation Tables 1 and 2 in the TIS and should be revised as shown in this referral.

70 ZMAP Lansdowne Congregate Living Facility DTCI First Referral Comments June 23, 2016 Page 6 2. As part of this ZMAP application, DTCI notes that the Applicant submitted a request in order to modify sixteen regulations in the PD-MUB zoning district. More specifically, three of the requests are to modify Sections (F), (G) and (H) of the Zoning Ordinance to 1) Remove the requirement to provide sidewalks on both sides of all streets within the district; 2) Remove the requirement for a bicycle network consisting of trails, routes and/or lands throughout the district and connected to other properties and existing or approved bicycle networks adjoining the district; and 3) Remove the requirement that streets are to be arranged in a generally rectilinear pattern of interconnecting streets and blocks, while maintaining respect for the natural landscape. DTCI notes that Sheet C7 of the CDP depicts some sidewalks throughout the district and depicts a typical detail of bicycle racks. However, the Applicant does not commit to constructing any sidewalks or provide a bicycle network required by the PD-MUB zoning district regulations. DTCI recommends that the Applicant commit to constructing a bicycle network within the PD-MUB zoning district and commit to construct the internal sidewalks shown on the CDP plat, prior to the first site plan approval on the subject property, whichever is first in time. Furthermore, DTCI recommends that the Applicant commit to the number of proposed bicycle racks to be constructed on the property and show their location on the CDP. Said bicycle racks shall be shown on the first site plan on the subject property, prior to its approval and installed prior to the first occupancy permit for the use. DTCI defers additional comment to the Department of Planning & Zoning with regard to any measures necessary to mitigate the impact of these modification requests. 3. DTCI notes that Section (B) of the Zoning Ordinance states that one of the objectives of the PD-MUB zoning district is to provide a design and layout that efficiently utilizes the land, is arranged in a generally rectilinear grid-street pattern, and that provides for multimodal connections between different land uses within the district and from development in the district to nearby development. DTCI notes that there is no pedestrian interconnectivity to the parcels on the south side. Revise the CDP accordingly. 4. DTCI notes that the 2010 CTP (Chapter 8, Proffer Policy 3i and 3n and Transportation Demand Management (TDM) Policies 1-7) call for, among other things, the encouragement of the use of multiple transit options, encouragement of existing and new employment and business uses support of alternative travel modes, and design and implementation of alternative mode transportation networks and TDM strategies (such as transit related design elements like bus lanes, bus ways, bus bays and bus stops/shelters). These types of facilities provide transportation options for employees, residents and visitors of the congregate care facility. DTCI notes that there are three local fixed route transit services and three bus stops which service the adjacent hospital site today. Due to the close proximity of existing bus service to the adjacent hospital site, concerns regarding bus maneuverability and operations in and around the proposed PD-MUB zoning district, and, in order to further implement transit and proffer policies called for in the 2010 CTP, DTCI recommends that the Applicant commit to a $25, transit contribution toward capital transit facilities in the area. DTCI notes that the recommended contribution amount is advisory and has not been formally adopted by the Board of Supervisors, but is based on the typical cost to install a bus shelter including the acquisition of necessary off-site easements. 5. The 2003 Bike & Ped Plan categorizes Lansdowne Boulevard as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. It is noted that the

71 ZMAP Lansdowne Congregate Living Facility DTCI First Referral Comments June 23, 2016 Page 7 Lansdowne Boulevard / VA Route 7 area is also identified as a Pedestrian Improvement Area. Per Appendix 6 of the 2010 CTP, all planned six-lane roadways are to have a 10-foot wide shared use path (within the ROW or a 14-foot wide public access easement) along each side of the roadway. There are no bicycle or pedestrian facilities in place along the west side of this portion of Lansdowne Boulevard from VA Route 7 north to Riverside Parkway. DTCI recommends that the Applicant commit to constructing a 10-foot wide trail (within a 14-foot wide public access easement or the ROW) along its site frontage with Lansdowne Boulevard. Said trail should be constructed or bonded for construction with a site plan prior to its approval, and open for use prior to occupancy of the proposed uses on the site. 6. DTCI notes that the subject site is to be served via Sandridge Way (a private street within a proposed 62-foot wide public access easement extending through the site proposed with the assisted living site in ZMAP /SPEX ). DTCI recommends that Applicant commit to recording a public access easement and constructing or bonding for construction said extension of Sandridge Way prior to the first site plan on the subject property, whichever is first in time. DTCI defers to the Department of Building and Development, Engineering Division, to review the adequacy of private streets and travelways to serve the proposed uses. 7. DTCI recommends that any unfulfilled transportation proffers approved with the Lansdowne development be carried forward with this ZMAP application. Conclusion DTCI has no overall recommendation on this application at this time. DTCI staff will provide a recommendation after it has reviewed the Applicant s responses to the comments noted in this referral. Depending on the Applicant s responses, DTCI may have additional comments. DTCI staff is available to meet with the Applicant and discuss the comments noted in this referral. ATTACHMENTS 1. Site Vicinity Map 2. Proposed Concept Layout 3. Applicant s Traffic Impact Statement dated April 20, 2016 cc: Kathleen Leidich, AICP, Assistant Director, DTCI Lou Mosurak, AICP, Senior Coordinator, DTCI

72 Loudoun County Print Map June 22, 2016 SITE ZMAP Lansdowne Congregate Living Facility ATTACHMENT 1

73 N SA ATTACHMENT 2 G UGP W X G W N SA P UG X G W X N SA UG P UCATV UGP UFO X G P UG X UGP UCATV X X UGP UGP X X UGP X UCATV UFO UGP X PLAZA UGP UGP UCATV UFO NE BL VD LANSD OW PROJECT INGRESS & EGRESS X UGP 120' AREA TO BE REZONED FROM PD-OP TO PD-MUB WITH THIS ZONING MAP AMENDMENT. AREA TO PERMIT A CONGREGATE LIVING FACILITY. AREA TO BE REZONED FROM PD-OP TO PD-MUB WITH ZONING MAP AMENDMENT (ZMAP ). AREA TO PERMIT A NURSING HOME/MEMORY CARE FACILITY WITH SPECIAL EXCEPTION SPEX ADJACENT AREA CURRENTLY ZONED PD-OP. EXISTING ADJOINING PROPERTY LINE EXISTING LAND CONDO LINE PROPOSED LAND CONDO LINE 60' REVISION DESCRIPTION DATE EA DRAWN BY 4/18/2016 SEE PLAN SCALE LTF CHECKED BY EA DESIGNED BY DATE SCALE 1"=60' NOTE: MEETS & BOUNDS INFORMATION MARKED WITH AN ASTERISK (*) WAS TAKEN FROM THE LANSDOWNE PARCEL N LAND CONDOMINIUM PLAT DATED 03/11/09. LEGEND 0 C6 SHEET NO JOB NO. LAND USE PLAN RIVERSIDE PKWY ASHBURN ELECTION DISTRICT, LOUDOUN COUNTY UGP UGP INTERSECTION OF RIVERSIDE PKWY & SANDRIDGE WY X UGP UGP UGP UGP UGP SAN SAN SAN

74 15125 Washington Street Suite 316 Haymarket, VA TECHNICAL MEMORANDUM To: Robert S. Brown, AICP, Senior Transportation Planner Loudoun County DTCI From: Kevin D. Sitzman, PE Date: April 20, 2016 Subject: Traffic Statement Hawthorn Retirement Residence Lansdowne Land Bay N-3 Introduction This traffic statement has been prepared in conjunction with the proposed Hawthorn Retirement Residence, located within Land Bay N-3 of Lansdowne. A Zoning Map Amendment (ZMAP) for the subject site anticipates the conversion to the Planned Development Mixed-Use Business (PD-MUB) district and the construction of a congregate living retirement facility in lieu of a portion of the previously-approved office uses. The numbers of peak hour trips generated by the approved and proposed uses are compared in this document, as are the transportation-related proffer commitments. Additionally, this traffic statement includes a review of the recent crash history in the site vicinity. Lansdowne Land Bay N-3 is located in the southwest quadrant of the Lansdowne Boulevard/Riverside Parkway intersection. Access to the site and surrounding parcels is provided by Sandridge Way via a signalized intersection with Riverside Parkway to the west of Lansdowne Boulevard. The previous ZCPA approval for Land Bay N-3 included four buildings totaling 328,352 square feet of office and supporting retail uses. Two office buildings have been constructed, enclosing a total of 142,743 square feet. The proposed concept plan envisions the 165-suite retirement residence, and a 68-bed nursing home specializing in memory care is also proposed on the undeveloped portion of the land bay. The nursing home is proposed by an unrelated applicant through a separate ZMAP on a distinct portion of Land Bay N-3. As the memory care facility has not been approved, this traffic statement also includes an alternative trip generation comparison with the subject retirement facility and the development of the remainder of the undeveloped portion of the land bay with permitted office uses. Trip Generation Comparison In order to evaluate the potential for traffic impacts from the proposed rezoning, a comparison of the trips generated by the proposed and approved land uses was conducted. As noted previously, a total of 328,352 square feet of office uses could be constructed on the land bay under existing approvals. If the Hawthorn application was approved without approval of the memory care application, a total of 238,181 square feet of office uses and a 165-suite congregate living facility are proposed. With the approval of both ZMAP proposals, a total of 142,743 square feet of office, a 165-suite congregate living facility, and a 68-bed nursing home would be expected. Table 1 indicates the trip generation for the peak hours of each use with both elder living proposals, while Table 2 includes the Hawthorn Retirement Residence and the permitted office. Transportation Planners and Engineers ATTACHMENT 3

75 Hawthorn Retirement Residence Lansdowne Land Bay N-3 Page 2 April 20, 2016 Table 1: Trip Generation Comparison Lansdowne Land Bay N-3 With Hawthorn Retirement Residence and Poet's Walk Memory Care Average AM Commuter Peak AM Peak of Land Use PM Commuter Peak PM Peak of Land Use Land Use ITE Code Size Units Daily Traffic In Out Total In Out Total In Out Total In Out Total Approved Approved Office ,352 SF 3, Proposed Proposed Retirement Residence Units Proposed Memory Care Beds Proposed Office ,743 SF 1, Difference (Proposed-Approved) -1, Percent Difference -31% -46% -32% -44% -44% -22% -41% -19% -41% -37% -7% -39% -34% Based on rates/equations in Trip Generation Manual, 9th Edition, Institute of Transportation Engineers (ITE) Table 2: Trip Generation Comparison Lansdowne Land Bay N-3 With Hawthorn Retirement Residence and Permitted Office Uses Average AM Commuter Peak AM Peak of Land Use PM Commuter Peak PM Peak of Land Use Land Use ITE Code Size Units Daily Traffic In Out Total In Out Total In Out Total In Out Total Approved Approved Office ,352 SF 3, Proposed Proposed Retirement Residence Units Proposed Office ,219 SF 2, Difference (Proposed-Approved) Percent Difference -18% -28% -23% -28% -27% -10% -25% -8% -26% -23% -3% -26% -22% Based on rates/equations in Trip Generation Manual, 9th Edition, Institute of Transportation Engineers (ITE) The daily, commuter peak hour, and land use peak hour trip generation for each use was determined based on standard Institute of Transportation Engineers (ITE) rates and/or equations published in the Trip Generation Manual, 9 th Edition. The office buildings would see peak levels of activity during traditional commuting periods in the morning and afternoon, while the peak of the congregate living facility is specifically noted to not coincide with the commuter peak hours. It is noted that the ITE trip generation rate is based on the number of dwelling units for congregate living facilities, but the proposed Hawthorn suites will not have individual cooking facilities and would not technically qualify as dwelling units. Despite this distinction, the trip generation was computed based on the number of dwelling units, or suites in this case. The majority of the trips generated by the adjacent memory care facility included in Table 1 would be related to employees, as patients would not own cars, and would be concentrated around shift-change times. The separate traffic statement for that use focused on these shift-change times. By comparison, Hawthorn anticipates about 25% of residents would own vehicles, which would exceed the number of employees. As the larger driver population associated with residents and visitors would not be subject to shift-change times, the ITE peak hour of generator trip rates were used to compare times outside the commuter peak periods. Table 1 indicates that the approved office buildings would generate significantly more trips than the proposed office/nursing home/congregate living combination on a daily basis and during each peak hour. The office uses would generate 1,006 more trips per day than the scenario with both elder living uses. During the commuter and land use peak hours, the approved uses would generate 150 to 220 more combined inbound and outbound trips than the proposed uses. Gorove/Slade

76 Hawthorn Retirement Residence Lansdowne Land Bay N-3 Page 3 April 20, 2016 Table 2 indicates that the permitted office uses would generate 596 more daily trips than the proposed retirement residence. During the peak hours, the permitted uses would generate 99 to 138 more total trips than the proposed uses. It is noted that the peak hour of the office land use coincides with the adjacent street peak hour. If the peak hour associated with the retirement residence is significantly different from the commuter peak hours, the office trip generation would be measurably lower than shown in the tables. However, this change would affect both the approved and proposed office components in the same proportion, yielding a similar conclusion that the PD-MUB conversion would result in a trip reduction. The proposed Hawthorn Retirement Residence would generate fewer daily and peak hour trips than the office space currently approved for Lansdowne Land Bay N-3. Approval of both the retirement facility and the memory care facility proposed under a separate application would significantly decrease the number of vehicles traveling in and out of Land Bay N-3, as compared with the permitted office uses. Crash History As requested during the scoping discussions, the crash history in the vicinity of the intersections of Riverside Parkway with Lansdowne Boulevard and Sandridge Way was reviewed. Table 2 presents the crashes reported over the period of December 2011 through November A total of 28 crashes were reported at the Lansdowne Boulevard intersection and a total of 10 crashes were reported at the Sandridge Way intersection. Based on VDOT published traffic counts and recent traffic studies for nearby projects, the total intersection volume over the three-year period was estimated to determine a crash rate per million vehicles entering each intersection. In addition to the year, type, severity, pavement and lighting condition for each crash, Table 2 indicates that the crash rate for each location is 0.35 or fewer crashes per million vehicles entering the intersection. Gorove/Slade

77 Hawthorn Retirement Residence Lansdowne Land Bay N-3 Page 4 April 20, 2016 Table 2 Crash Summary Riverside Parkway near Sandridge Way and Lansdowne Blvd Year Crash Type Severity Lighting Surface Condition Sandridge Way 2011 Rear End Property Damage Only Darkness Dry 2012 Fixed object off road Property Damage Only Daylight Dry 2012 Rear End Non-Incapacitating Injury Daylight Dry 2013 Rear End Property Damage Only Daylight Wet 2013 Angle Property Damage Only Daylight Dry 2013 Sideswipe - Same dir Property Damage Only Dusk Dry 2013 Fixed object off road Non-Incapacitating Injury Dusk Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Incapacitating Injury Darkness Dry 10 crashes 35,182,350 total 3-year intersection volume Crash Rate = 0.28 Lansdowne Blvd 2011 Rear End Property Damage Only Darkness Wet 2012 Rear End Property Damage Only Daylight Dry 2012 Sideswipe - Same dir Property Damage Only Daylight Dry 2012 Angle Property Damage Only Daylight Snowy 2012 Rear End Property Damage Only Daylight Dry 2012 Rear End Property Damage Only Daylight Dry 2012 Angle Non-Incapacitating Injury Daylight Wet 2012 Angle Non-Incapacitating Injury Daylight Dry 2013 Angle Property Damage Only Daylight Dry 2013 Angle Property Damage Only Darkness Dry 2013 Rear End Property Damage Only Daylight Wet 2013 Fixed object off road Property Damage Only Daylight Wet 2013 Fixed object off road Property Damage Only Daylight Oil/Other Fluids 2013 Fixed object off road Property Damage Only Daylight Wet 2013 Rear End Property Damage Only Daylight Dry 2013 Sideswipe - Same dir Property Damage Only Daylight Other 2013 Angle Non-Incapacitating Injury Daylight Dry 2013 Angle Non-Incapacitating Injury Darkness Dry 2013 Rear End Non-Incapacitating Injury Daylight Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Property Damage Only Darkness Dry 2014 Angle Property Damage Only Daylight Dry 2014 Rear End Property Damage Only Dawn Dry 2014 Rear End Property Damage Only Daylight Dry 2014 Rear End Possible Injury Daylight Dry 2014 Head on Non-Incapacitating Injury Daylight Dry 2014 Rear End Non-Incapacitating Injury Daylight Dry 2014 Rear End Non-Incapacitating Injury Daylight Dry 28 crashes 81,030,000 total 3-year intersection volume Crash Rate = 0.35 Notes: Crashes reported for the period of December 1, 2011 through November 30, Crash rate is reported in crashes per million vehicles entering (MVE) the intersection. Gorove/Slade

78 Hawthorn Retirement Residence Lansdowne Land Bay N-3 Page 5 April 20, 2016 Proffer Commitments The application for PD-MUB rezoning on the site and the development of the Hawthorn Retirement Residence proposes no changes to the transportation-related proffers in effect on the property. Conclusion The proposed Hawthorn Retirement Residence would generate fewer daily and peak hour trips than the office space currently approved for Lansdowne Land Bay N-3. Approval of both the retirement facility and the memory care facility proposed under a separate application would significantly decrease the number of vehicles traveling in and out of Land Bay N-3, as compared with the permitted office uses. The area does not appear to have a significant crash history and no changes to the transportation-related proffers are proposed with the application. Gorove/Slade

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80 COUNTY OF LOUDOUN DEPARTMENT OF BUILDING AND DEVELOPMENT REFERRAL MEMORANDUM DATE: June 7, 2016 TO: FROM: THROUGH: CASE NUMBER AND NAME: Jacqueline Marsh, Project Manager Eric Blankenship, Planner, B&D Planning Division Scott Berger, Division Manager ZMAP Lansdowne Congregate Living Facility TAX MAP / MCPI: MCPI & PLAN SUBMISSION NUMBER: 1st Submission This application proposes to rezone approximately 5.7 acres from PDOP to PDMUB to allow the development of a 165 unit congregate living facility. The Department of Building and Development- Planning Division- provides the following comments: 1. Please complete the typo in note 3 on sheet 1 (incomplete application number). 2. On sheet 2, please complete the application number throughout the zoning tabulation table. 3. On sheet 2, staff notes that modifications are noted for front yards in the zoning requirements table. Staff also notes that these modifications are not listed in the zoning modifications statement, or on sheet 3. Please address. 4. Staff suggests adding the route numbers to Lansdowne Boulevard and Riverside Parkway. 5. Staff notes that a 100 BRL is depicted on sheet C6. The setbacks from Lansdowne Boulevard are 75 for building and 35 for parking. Please address. 6. Where depicted, please label all yardlines and setbacks. 7. As the 1993 Revised Zoning Ordinance requires parking and building setbacks, please revise all labels that read PRL and BRL to parking and building setbacks. 8. Given the project s proximity to several significant services of noise, i.e. major roads, hospital helipad, and a fire station, staff recommends additional levels of sound insulation for this facility. 9. Staff notes the depiction of the assisted living facility throughout the plans. Please provide the order of approval of that application in regards to this application. If this application is intended to be approved prior, staff suggests removing the depiction of that facility as not to cause confusion. 10. Staff notes that the PDMUB zoning district requires employment uses, commercial uses, and public and civil uses, in addition to residential uses. This application proposes modifications to permit 100% residential development. Staff defers to the Department of Planning and Zoning staff regarding the appropriateness of these modifications. Thank you for the opportunity to review and comment on this application. Please feel free to contact me at (703) or eric.blankenship@loudoun.gov if you have any questions.

81 CHARLES A. KILPATRICK, P.E. COMMISSIONER DEPARTMENT OF TRANSPORTATION 4975 Alliance Drive Fairfax, VA June 14, 2016 Ms. Jacqueline Marsh County of Loudoun Department of Planning & Zoning 1 Harrison Street, S.E. 3 rd Floor Leesburg, Virginia Re: Lansdowne Congregate Living Facility Land Bay N3 Loudoun County Application Number: ZMAP Dear Ms. Marsh: We have reviewed the above application as requested in your April 26, 2016 transmittal (received May 2, 2016). We have no objection to approval of this application. If you have any questions, please do not hesitate to contact me; I can be reach by phone ( ) or via (clyde.wallace@vdot.virginia.gov). Sincerely, Clyde A. Wallace Clyde A. Wallace, P.E. Engineer cc: Antonios R. Estafanous, P.E.

82 Loudoun County, Virginia Department of Fire, Rescue and Emergency Management 801 Sycolin Road, Suite 200 Leesburg, VA Phone Fax Memorandum To: Jacqueline Marsh, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: June 13, 2016 Subject: Lansdowne Congregate Living Facility ZMAP Thank you for the opportunity to review the above captioned application. The Fire and Rescue Planning Staff has no comments. The Fire-Rescue GIS and Mapping coordinator offered the following information regarding estimated response times: PIN Lansdowne, Station 22 Travel Time minute Travel times are determined using ESRI GIS network analyst along the county s street centerline with distance and speed limit being the criteria. Travel time is reported in minutes and seconds. For the approximate response time two minutes is added for turnout time. Approximate Response Time for Lansdowne, Station 22 3 minutes If you have any questions or need additional information, please contact me at c: Project file Teamwork * Integrity * Professionalism * Service

83 MEMORANDUM TO: Jacqueline Marsh MSC 60A Project Manager, Building and Development FROM: Jeffrey Barr, REHS MSC 68 Environmental Health Technical Specialist SUBJECT: ZMAP DATE: May 4, 2016 This Department reviewed the package and the plat prepared by Timmons Group. Staff supports approval of the application.

84 July 13, 2016 Jacqueline Marsh Department of Building and Development, Planning Division 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia Re: LANSDOWNE CONCREGATE LIVING FACILITY ZMAP Dear Ms. Marsh: Loudoun Water has reviewed the referenced zoning amendment and offers no objection to their approval. Public water and sanitary sewer service would be contingent upon the developer s compliance with our Statement of Policy; Rate, Rules and Regulations; and Engineering Design Manual. Should you have any questions, please do not hesitate to contact me or Julie Atwell. Sincerely, Dominic Powers, EIT Project Engineer

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