PLANNING COMMISSION BRIEFING ITEM. Land Development Applications July 24, 2018, Planning Commission Public Hearing

Transcription

1 Date of Meeting: July 12, 2018 PLANNING COMMISSION BRIEFING ITEM Land Development Applications July 24, 2018, Planning Commission Public Hearing ZCPA , ZRTD , SPEX , SPEX , ZMOD Northern Gate Hotel Election District: Staff Contact: Applicant Representative: Request: Sterling Richard W. Hancock, AICP, Project Manager Michael G. Romeo, AICP, Walsh Colucci Lubeley & Walsh 1) ZCPA to amend proffers and concept development plan approved with ZMAP and ZCPA ; 2) ZRTD to convert 2.00 acres from the PD-OP (Planned Development Office Park) zoning district under the 1972 Zoning Ordinance to the Revised 1993 Zoning Ordinance; 3) SPEX to develop a hotel without the amenities listed in 5-611(c); 4) SPEX to increase the Floor Area Ratio (FAR) from 0.6 to 0.7; and 5) ZMOD to eliminate a yard and reduce parking lot peripheral landscape setback. Site Information: Size: 3.63 acres Location: North side of Benedict Drive (Route 1010), east of Potomac View Drive (Route 637) Zoning: PD-OP (Planned Development Office Park) Policy Area: Suburban (Sterling Community) Planned Land Use: Route 28 Business at an FAR of 0.4 to 1.0 Existing Conditions: Developed with an office building and an undeveloped building pad Key Issues: Land Use: Compatibility: Environmental Resources: The site is within walking distance to restaurants and other retail and service businesses. The applicant also proposes to significantly reduce the amount of interior meeting space otherwise required for hotels. The proposed hotel use is compatible with surrounding office and retail development. Concerns related to Low Impact Development (LID) measures for storm water management and transportation

2 Transportation: Fiscal Impacts: Public Utilities & Services: Zoning Modifications: Public Comments: Application Status: noise impacting patrons can be addressed with Conditions of Approval. An off-site sidewalk is needed to allow pedestrians to walk to adjacent commercial uses. No outstanding issues. The proposed commercial uses typically generate more revenue than they require in public expenditures. No outstanding issues. The site is served by public water and sewer. Fire and rescue service is provided by Cascades, Station 18/25, with an approximate response time of five minutes. No outstanding issues. The modifications would permit use of the existing parking and pad site. No public comments have been received Staff supports a Planning Commission recommendation of approval, subject to conditions.

3 Vicinity Map

4 Special Exception Plat

5 PROFFER STATEMENT Northern Gate Hotel ZCPA June 14, 2018 North Gate MOB, LLC, the owner of one parcel described as Loudoun County Tax Map Number /81//11/////A/ (PIN # ), and Daata Med, LLC, the owner of one parcel described as Loudoun County Tax Map Number /81//11/////I/ (PIN # ) (collectively, the Owner and the Property ), on behalf of itself and its successors in interest, hereby voluntarily proffers, pursuant to Va. Code Ann and of the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ), that in the event this ZCPA , together with this Proffer Statement and the Concept Development Plan ( CDP ) identified in Proffer I.A. below, are approved, development of the Property shall be in substantial conformance with the following conditions ( Proffers ). If approved, the Proffers and CDP shall become effective only upon final approval of this Zoning Concept Plan Amendment ZCPA submitted by the Owner. The proffers for ZMAP and ZCPA shall remain in full force and effect for the Property, except as specifically amended or supplemented by these ZCPA Proffers, the proffers of ZRTD , or any additional legislative approvals which may apply to the Property or a portion thereof. I. CONCEPT DEVELOPMENT PLAN A. Concept Development Plan. Development of the Property shall be in substantial conformance with Sheets 1 and 6 of 6 (collectively referred to herein as the Concept Development Plan or CDP ) of a certain set of graphical documents titled Route 28 Tax District Rezoning ZRTD , Zoning Concept Plan Amendment ZCPA , Special Exception SPEX , Special Exception SPEX , Zoning Modification ZMOD For Northern Gate Hotel, dated July 22, 2016, and revised through June 13, 2018, prepared by Bohler Engineering (collectively referred to herein as the Plans ). Minor adjustments to the locations of the proposed uses, facilities, and improvements shown on the CDP shall be permitted as reasonably necessary to address grading, drainage, environmental, cultural and natural features, development ordinance requirements, and other final engineering considerations, provided that any such minor adjustments shall be in accordance with of the Zoning Ordinance. The undersigned hereby warrants 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 the undersigned has full authority to bind the Property to these conditions, and that the Proffers are entered into voluntarily. Attachment 1

6 ZCPA Northern Gate Hotel Page 2 [ SIGNATURE PAGES FOLLOW ]

7 ZCPA Northern Gate Hotel Page 3 Owner NORTH GATE MOB, LLC By: Name: Its: STATE/COMMONWEALTH OF COUNTY/CITY OF I, the undersigned notary public, in and for the state and city/county aforesaid, do hereby certify that as of, whose name is signed to the forgoing Proffer Statement has acknowledged the same before me. Subscribed and sworn before me this day of, Notary Public My Commission Expires: Notary Registration # [ SIGNATURES CONTINUE ON NEXT PAGE ]

8 ZCPA Northern Gate Hotel Page 4 Owner DAATA MED LLC, a Virginia limited liability company By: Name: Its: STATE/COMMONWEALTH OF COUNTY/CITY OF I, the undersigned notary public, in and for the state and city/county aforesaid, do hereby certify that as of, whose name is signed to the forgoing Proffer Statement has acknowledged the same before me. Subscribed and sworn before me this day of, Notary Public My Commission Expires: Notary Registration # [ SIGNATURES END ]

9 PROFFER STATEMENT NORTHERN GATE HOTEL ZRTD June 14, 2018 North Gate MOB, LLC, the owner (hereinafter, the "Owner") of the parcel described as Loudoun County Tax Map Number /81//11/////A/ (PIN # ) (the "Property"), on behalf of itself and its successors in interest, hereby voluntarily proffers pursuant to Section of the Code of Virginia (1950), as amended, that in the event that the Property is rezoned by the Board of Supervisors of Loudoun County, Virginia to the PD-OP Planned Development Office Park ( PD-OP ) zoning district administered under the Revised 1993 Loudoun County Zoning Ordinance ( Zoning Ordinance ), as may be amended or recodified from time to time, as substantially set forth on the Concept Development Plan described in Proffer 1 below, the development of the Property shall be in substantial conformance with the following conditions. These proffer conditions are the only conditions offered on this rezoning, provided that these proffers shall become effective only upon final approval of this Zoning Map Amendment application ZRTD submitted by the Owner. I. ZONING MAP AMENDMENT AND DEVELOPMENT SCOPE A. Zoning Map Amendment. Development of the Property shall be in substantial conformance with Sheets 1 and 5 of 6 (collectively referred to herein as the Concept Development Plan or CDP ) of a certain set of graphical documents titled Route 28 Tax District Rezoning ZRTD , Zoning Concept Plan Amendment ZCPA , Special Exception SPEX , Special Exception SPEX , Zoning Modification ZMOD For Northern Gate Hotel, dated July 22, 2016, and revised through June 13, 2018, prepared by Bohler Engineering (collectively referred to herein as the Plans ). Minor adjustments to the locations of the proposed uses, facilities, and improvements shown on the CDP shall be permitted as reasonably necessary to address grading, drainage, environmental, cultural and natural features, development ordinance requirements, and other final engineering considerations, provided that any such minor adjustments shall be in accordance with of the Zoning Ordinance. B. Development Scope. The Property shall be developed with uses and densities permitted in the PD-OP Planned Development Office Park zoning district, and any special exception uses for which the necessary special exception approval has been granted, pursuant to the Zoning Ordinance and the Concept Development Plan. The undersigned hereby warrants 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

10 ZRTD Northern Gate Hotel Page 2 these Proffers to be binding and enforceable in accordance with their terms, that the undersigned has full authority to bind the Property to these conditions, and that the Proffers are entered into voluntarily. [ SIGNATURE PAGE FOLLOWS ]

11 ZRTD Northern Gate Hotel Page 3 Owner NORTH GATE MOB, LLC By: Name: Its: STATE/COMMONWEALTH OF COUNTY/CITY OF I, the undersigned notary public, in and for the state and city/county aforesaid, do hereby certify that as of, whose name is signed to the forgoing Proffer Statement has acknowledged the same before me. Subscribed and sworn before me this day of, Notary Public My Commission Expires: Notary Registration # [ SIGNATURES END ]

12 FOR THE INFORMATION AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION 2016 PURPOSES BOHLER ENGINEERING RALEIGH, NC CHARLOTTE, NC ATLANTA, GEORGIA TAMPA, FL SOUTH FLORIDA LEHIGH VALLEY, PA SOUTHEASTERN, PA REHOBOTH BEACH, DE BALTIMORE, MD SOUTHERN MARYLAND NORTHERN VIRGINIA CENTRAL VIRGINIA UPSTATE NEW YORK NEW ENGLAND BOSTON, MA NEW YORK METRO NEW YORK, NY NEW JERSEY PHILADELPHIA, PA SITE CIVIL AND CONSULTING ENGINEERING PROGRAM MANAGEMENT LANDSCAPE ARCHITECTURE LAND SURVEYING SUSTAINABLE DESIGN PERMITTING SERVICES TRANSPORTATION SERVICES TM ROUTE 28 TAX DISTRICT REZONING - ZRTD ZONING CONCEPT PLAN AMENDMENT - ZCPA SPECIAL EXCEPTION SPEX SPECIAL EXCEPTION SPEX ZONING MODIFICATION ZMOD REVISIONS NORTHERN GATE HOTEL REV DATE 1 08/10/ /05/ /13/18 COMMENT BY REV. PER COUNTY COMMENTS REV. PER COUNTY COMMENTS REV. PER COUNTY COMMENTS NTG NTG SMD LOCATION OF SITE BENEDICT DRIVE LOUDOUN COUNTY PIN # # (ZCPA ONLY) STERLING ELECTION DISTRICT LOUDOUN COUNTY, VA KNOW WHAT'S BELOW ALWAYS CALL 811 BEFORE YOU DIG It's fast. It's free. It's the law. NOT APPROVED FOR CONSTRUCTION SHEET INDEX SHEET TITLE SHEET NUMBER COVER SHEET AND GENERAL NOTES 1 EXISTING CONDITIONS PLAN 2 SPECIAL EXCEPTION PLAT SPECIAL EXCEPTION LANDSCAPE PLAN ZONING MAP AMENDMENT (ZRTD) PLAN ZCPA REDLINE PLAN GENERAL NOTES 1. BOUNDARY AND TOPOGRAPHICAL/ALTA SURVEY PREPARED BY: BOHLER ENGINEERING, TITLED "ALTA/NSPS LAND TITLE SURVEY, NORTH GATE MOB, LLC, UNIT A, NORTHERN GATE OFFICE PARK CONDOMINIUM, D.B. 1093, PG. 1225, GUILFORD ELECTION DISTRACT, LOUDOUN COUNTY, VIRGINIA," DATED: 07/12/2016, PROJECT NUMBER: SS THE PROPERTY IDENTIFIED AS PIN IS SUBJECT TO ZONING MAP AMENDMENT (ZRTD), ZONING CONCEPT PLAN AMENDMENT, SPECIAL EXCEPTION, AND ZONING MODIFICATION APPLICATIONS, AND THE PROPERTY OWNER IS NORTH GATE MOB, LLC. 3. THE PROPERTY IDENTIFIED AS PIN IS SUBJECT TO THE ZONING CONCEPT PLAN AMENDMENT APPLICATION AND THE PROPERTY OWNER IS DAATA MED,LLC. 4. THE PROPERTIES ARE SUBJECT TO THE ROUTE 28 OPTIONAL OVERLAY DISTRICT AND CURRENTLY ZONED PD-OP AND ADMINISTERED UNDER THE LOUDOUN COUNTY 1972 ZONING ORDINANCE. PROJECT No.: DRAWN BY: CHECKED BY: DATE: SCALE: CAD I.D.: S KSR NTG 07/22/16 AS SHOWN SD2 PROJECT: ROUTE 28 TAX DISTRICT REZONING, ZONING CONCEPT PLAN AMENDMENT, SPECIAL EXCEPTION, AND ZONING MODIFICATION FOR NORTHERN GATE HOTEL LOCATION OF SITE BENEDICT DRIVE LOUDOUN COUNTY STERLING ELECTION DISTRICT STERLING, VIRGINIA TM DAVIS DRIVE, SUITE 250 STERLING, VIRGINIA LOCATION MAP PLAN REFERENCES: SCALE: 1"=2000' Phone: Fax: (703) (703) VA@BohlerEng.com OWNER OWNER APPLICANT PARCEL ID NORTH GATE MOB,LLC 337 RIVER BEND ROAD GREAT FALLS, VA PARCEL ID DAATA MED LLC C/O ALI DILMAGHANI R/A 6803 WHITTIER AVENUE McLEAN, VA CONNOR AND GASKINS UNLIMITED, LLC ZMAP (APPROVED MARCH 16, 1987) ZCPA (APPROVED SEPTEMBER 17, 2001) KEITH SIMPSON PREPARED BY Lic. No /13/18 SHEET TITLE: DAVIS DRIVE, SUITE 250 STERLING, VIRGINIA Phone: Fax: (703) (703) CONTACT: KEITH G. SIMPSON, P.E. H:\16\S162022\DRAWINGS\PLAN SETS\ZRTD - ZCPA - SPEX\S162022SD2.DWG PRINTED BY: SDELAVARPOUR 5:08 PM LAST SAVED BY: SDELAVARPOUR Attachment 4 COVER SHEET AND GENERAL NOTES SHEET NUMBER: 1 OF 6

13 NO KNOWN BURIAL GROUNDS EXIST ON THE SUBJECT PROPERTY. 3. TREE COVER ONSITE CONSISTS PRIMARILY OF OAK, ORNAMENTAL CHERRY, DOGWOOD, AND WHITE PINE. THERE WERE NO EVERGREEN TREES LOCATED ON SITE WITH A DBH LARGER THAN 16" AND NO DECIDUOUS TREES WITH A DBH LARGER THAN 22" 4. THERE ARE NO KNOWN ENDANGERED SPECIES ON THE SUBJECT PROPERTY. 5. THERE IS NO FLOODPLAIN ON THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. THE CURRENT FLOOD INSURANCE RATE MAP (FIRM) OF LOUDOUN COUNTY COMMUNITY PANEL NUMBER FOR THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION IS E, EFFECTIVE FEBRUARY 17, CONDO PARCEL BENEDICT DRIVE EXISTING LANDSCAPING TO REMAIN (TYP) PIN ADDRESS OWNER BENEDICT DR #101 RICHARD P & KAREN W RUBINO BENEDICT DR #201 46B LLC BENEDICT DR #1 ANJE KIM BENEDICT DR #103 RICHARD P & KAREN W RUBINO BENEDICT DR #203 JOAN F CLARK BENEDICT DR #3 RICHARD C & EILEEN D LORIA BENEDICT DR #105 SIGMA GROUP LLC BENEDICT DR #205 DOMINION LAND TRUST LLC BENEDICT DR #5 RICHARD C & EILEEN D LORIA BENEDICT DR #107 JEP ENTERPRISES LLC BENEDICT DR #207 DOMINION LAND TRUST LLC BENEDICT DR #7 MOHAMMAD ZAFAR & RUBINA N IQBAL BENEDICT DR #109 Z K PROPERTIES LLC BENEDICT DR #209 FAY EAKIN BRUMBACK TRUSTEE BENEDICT DR #9 CELAL & ELIF TUNC BENEDICT DR #111 Z K PROPERTIES LLC BENEDICT DR #211 MASSI HAKIMIAN BENEDICT DR #11 CELAL & ELIF TUNC S32 58'52"W ' N32 58'52"E ' S57 01'08"E ' REVISIONS REV DATE 1 08/10/ /05/ /13/18 COMMENT NTG SMD ALWAYS CALL 811 BEFORE YOU DIG It's fast. It's free. It's the law. NOT APPROVED FOR CONSTRUCTION S KSR NTG 07/22/16 1" = 30' SS2 PROJECT: 37 ROUTE 28 TAX DISTRICT REZONING, ZONING CONCEPT PLAN AMENDMENT, SPECIAL EXCEPTION, AND ZONING MODIFICATION FOR NORTHERN GATE HOTEL LOCATION OF SITE BENEDICT DRIVE LOUDOUN COUNTY STERLING ELECTION DISTRICT STERLING, VIRGINIA POTOMAC VIEW "NO BUILDINGS" NTG KNOW WHAT'S BELOW ROAD - VA. RTE. 6 LANDS OF NORTH GATE MOB, LLC, INSTR. # TM: A AREA: 87,096 S.F. OR AC. BY REV. PER COUNTY COMMENTS REV. PER COUNTY COMMENTS REV. PER COUNTY COMMENTS PROJECT No.: DRAWN BY: CHECKED BY: DATE: SCALE: CAD I.D.: UNIT A NORTHERN GATE OFFICE PARK CONDOMINIUM D.B PG TM DAVIS DRIVE, SUITE 250 STERLING, VIRGINIA Phone: Fax: (703) (703) VA@BohlerEng.com KEITH SIMPSON N52 07'30"W ' Lic. No /13/18 SHEET TITLE: BENEDICT DRIV E EXISTING CONDITIONS PLAN "= 30' 30 SHEET NUMBER: 2 OF 6 H:\16\S162022\DRAWINGS\PLAN SETS\ZRTD - ZCPA - SPEX\S162022SS2.DWG PRINTED BY: SDELAVARPOUR 5:08 PM LAST SAVED BY: SDELAVARPOUR THE INFORMATION AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION 2016 PURPOSES BOHLER ENGINEERING 2. RALEIGH, NC CHARLOTTE, NC ATLANTA, GEORGIA TAMPA, FL SOUTH FLORIDA NO KNOWN HISTORIC BUILDINGS, STRUCTURES, WALLS, OR FENCES EXIST ON THE SUBJECT PROPERTY. LEHIGH VALLEY, PA SOUTHEASTERN, PA REHOBOTH BEACH, DE BALTIMORE, MD SOUTHERN MARYLAND NORTHERN VIRGINIA CENTRAL VIRGINIA 1. UPSTATE NEW YORK NEW ENGLAND BOSTON, MA NEW YORK METRO NEW YORK, NY NEW JERSEY PHILADELPHIA, PA SITE CIVIL AND CONSULTING ENGINEERING PROGRAM MANAGEMENT LANDSCAPE ARCHITECTURE LAND SURVEYING SUSTAINABLE DESIGN PERMITTING SERVICES TRANSPORTATION SERVICES EXISTING LANDSCAPING TO REMAIN (TYP) TM NOTES: HARRY BYRD HIGHWAY - VA. RTE. 7

14 6 50' 50' PARKING AND BUILDING SETBACK EXISTING LANDSCAPING TO REMAIN (TYP) EXISTING LANDSCAPING TO REMAIN (TYP) APPROXIMATELY 490 LF RETAINING WALL MAX HEIGHT: ± 15' LIMITS OF SPEX EXISTING LANDSCAPING TO REMAIN (TYP) INTERPARCEL ACCESS EASEMENT HARRY BYRD HIGHWAY - VA. RTE. 7 50' S57 01'08"E ' ' 50' PARKING AND BUILDING SETBACK ± 126' APPROXIMATELY 490 LF RETAINING WALL MAX HEIGHT: ± 15' ± 50' 3 5.2' PROP. TRASH ENCLOSURE INTERPARCEL ACCESS TO REMAIN NOTES: REQUIREMENT ALLOWED/REQUIRED PROVIDED SECTION 4-305, LOT REQUIREMENTS (A) SIZE 1 ACRE MINIMUM ±2.00 ACRES (B) YARDS 1993 REVISED PD-OP REQUIREMENTS SECTION 4-306, BUILDING REQUIREMENTS (1) ADJACENT TO ROAD: EXCEPT WHERE A GREATER SETBACK IS REQUIRED BY SECTION 5-900, NO BUILDING SHALL BE PERMITTED CLOSER THAN 35 FEET TO ANY ROAD AND NO PARKING SHALL BE PERMITTED CLOSER THAN 25 FEET TO THE RIGHT-OF-WAY OF ANY ROAD. (3) ADJACENT TO OTHER NONRESIDENTIAL DISTRICTS - FIFTEEN FEET FOR BUILDINGS, PARKING, OUTDOOR STORAGE, AND LOADING AREAS EXCEPT WHERE A GREATER SETBACK IS REQUIRED BY A ZONING MAP AMENDMENT (ZRTD) PROPOSES TO REZONE THE PROPERTY FROM THE 1972 PD-OP ZONING DISTRICT TO THE REVISED 1993 PD-OP ZONING DISTRICT, AS MAY BE AMENDED FROM TIME TO TIME. A SPECIAL EXCEPTION IS PROPOSED UNDER SECTION (C) FOR A HOTEL/MOTEL WITH LESS CONFERENCE SPACE, RESTAURANT(S), AND/OR GUEST AMENITIES REQUIRED PER SECTION 5-611(C). 2. THE PROPERTY IS SUBJECT TO THE ROUTE 28 BUSINESS POLICIES UNDER THE LOUDOUN COUNTY REVISED GENERAL PLAN. THE ROUTE 28 BUSINESS POLICIES SUPPORT OFFICE AND FLEX USES AND SUPPORTIVE COMMERCIAL RETAIL AND SERVICES. 3. ALL PROPOSED SIGNAGE WILL MEET THE REQUIREMENTS OF SECTION HARRY BYRD HIGHWAY (RTE. 7) ±126' BUILDING ±50' PARKING BENEDICT DRIVE ±83 BUILDING ±32 PARKING WEST ±37 BUILDING N/A PARKING EAST ±69' BUILDING ±5' PARKING (A) LOT COVERAGE.40 MAX ±0.18 (B) BUILDING HEIGHT 60' MAX 60' (C) FLOOR AREA RATIO.60 MAX.70* SECTION 4-307, USE LIMITATIONS (C) LANDSCAPED OPEN SPACE SECTION 5-900, SETBACKS FROM SPECIAL ROADS HARRY BYRD HIGHWAY (ROUTE 7) SECTION , PARKING AND LOADING SPACES COMMERCIAL/LODGINGS: 2 FOR OWNERS/MANAGERS + 1/SLEEPING ROOM OR UNIT + SPACES REQUIRED FOR RESTAURANT/BANQUET AND MEETING ROOMS LOADING SPACES: MIN. 1 FOR LODGINGS WITH 50 OR MORE ROOMS.20 TIMES THE BUILDABLE AREA OF THE LOT (±17,424 SF) BUILDING: 50' PARKING: 50' 128 SPACES (126 ROOMS PLUS 2 FOR OWNERS/ MANAGERS = 128 SPACES) ±18,000 SF BUILDING: ±126' PARKING: ±50' 130 SPACES 1 SPACE 1 SPACE** TM SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT LANDSCAPE ARCHITECTURE SUSTAINABLE DESIGN PERMITTING SERVICES TRANSPORTATION SERVICES REVISIONS LEHIGH VALLEY, PA RALEIGH, NC SOUTHEASTERN, PA CHARLOTTE, NC REHOBOTH BEACH, DE ATLANTA, GEORGIA BALTIMORE, MD TAMPA, FL SOUTHERN MARYLAND SOUTH FLORIDA NORTHERN VIRGINIA CENTRAL VIRGINIA UPSTATE NEW YORK NEW ENGLAND BOSTON, MA NEW YORK METRO NEW YORK, NY NEW JERSEY PHILADELPHIA, PA THE INFORMATION AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION 2016 PURPOSES BOHLER ENGINEERING REV DATE COMMENT BY REV. PER COUNTY 1 08/10/16 NTG COMMENTS REV. PER COUNTY 2 03/05/18 NTG COMMENTS REV. PER COUNTY 3 06/13/18 SMD COMMENTS LIMITS OF SPEX 20.2' N32 58'52"E ' 9' 9' 7' 18' 16 18' 12 ± 37' 6' 13 PROPOSED HOTEL 4 STORIES 60' HEIGHT 126 ROOMS ± 83' PROP. OUTDOOR SEATING AREA PROP. OUTDOOR PLAYGROUND 4' 24' 6' 2 PROP. PEDESTRIAN CONNECTION TO RIGHT OF WAY 5.8' 25 PROP. LOADING SPACE ± 69' S32 58'52"W ' LIMITS OF SPEX POTOMAC VIEW ROAD - VA. RTE LANDSCAPING AND SCREENING WILL MEET THE REQUIREMENTS OF SECTION AND LIGHTING WILL MEET THE REQUIREMENTS OF SECTION A LIGHTING PLAN INCLUDING PHOTOMETRIC CALCULATIONS AND DETAILS WILL BE SUBMITTED WITH THE SITE PLAN DOCUMENTS. 6. NOISE FROM THE SITE WILL BE IN COMPLIANCE WITH THE REQUIREMENTS OF SECTION THE TABULATIONS PROVIDED ABOVE ARE ONLY FOR PARCEL THE SPECIAL EXCEPTION AREA IS ±2.0 ACRES. 9. A MINIMUM OF 580 SQUARE FEET OF MEETING SPACE SHALL BE PROVIDED IN THE HOTEL. THIS MEETING SPACE IS AN ACCESSORY USE OF THE HOTEL AND IS ACCOUNTED FOR WITHIN THE EXISTING PARKING AREA CALCULATIONS FOR THE HOTEL USE. ±32' 10. OUTDOOR AREAS, INCLUDING AN APPROX. 200 SF OUTDOOR SEATING AREA AND APPROX. 300 SF OUTDOOR PLAYGROUND, SHALL BE PROVIDED ON THE PROPERTY. THE OUTDOOR PLAYGROUND SPACE WILL BE COVERED. *SPECIAL EXCEPTIONS WITH THIS APPLICATION: 1. A SPECIAL EXCEPTION TO PERMIT A HOTEL IN THE PD-OP DISTRICT 2. A SPECIAL EXCEPTION TO INCREASE THE FAR FROM 0.60 TO 0.70 **FSM MODIFICATION REQUEST: 1. A MODIFICATION OF THE LOADING SPACE SIZE REQUIRED BY FSM SECTION (C) FROM 15' X 30' TO 18' X 18' ZONING ORDINANCE MODIFICATION REQUEST: 1. A MODIFICATION OF THE REQUIRED 10' PERIPHERAL PARKING LOT LANDSCAPING UNDER SECTION (C)(1)(A). THE APPLICANT PROPOSES TO MAINTAIN A 5' PERIPHERAL PARKING LOT LANDSCAPE SETBACK THAT PERMITS THE EXISTING PARKING LOT TO REMAIN IN ITS CURRENT LOCATION PER ZCPA A MODIFICATION OF THE 15' YARD FOR PARKING REQUIRED BY SECTION 4-305(B)(3) TO 0' WHEN ADJACENT TO NON-RESIDENTIAL USES. LEGEND PEDESTRIAN SIDEWALK LIMITS OF SPEX KNOW WHAT'S BELOW ALWAYS CALL 811 BEFORE YOU DIG NOT APPROVED FOR CONSTRUCTION PROJECT No.: DRAWN BY: CHECKED BY: DATE: SCALE: CAD I.D.: PROJECT: It's fast. It's free. It's the law. LOCATION OF SITE S KSR NTG 07/22/16 AS SHOWN SS2 ROUTE 28 TAX DISTRICT REZONING, ZONING CONCEPT PLAN AMENDMENT, SPECIAL EXCEPTION, AND ZONING MODIFICATION FOR NORTHERN GATE HOTEL BENEDICT DRIVE LOUDOUN COUNTY STERLING ELECTION DISTRICT STERLING, VIRGINIA DAVIS DRIVE, SUITE 250 STERLING, VIRGINIA Phone: (703) Fax: (703) VA@BohlerEng.com TM N52 07'30"W ' KEITH SIMPSON Lic. No /13/18 BENEDICT DRIVE LIMITS OF SPEX SHEET TITLE: SPECIAL EXCEPTION PLAT "= 30' SHEET NUMBER: 3OF 6 H:\16\S162022\DRAWINGS\PLAN SETS\ZRTD - ZCPA - SPEX\S162022SS2.DWG PRINTED BY: SDELAVARPOUR 5:08 PM LAST SAVED BY: SDELAVARPOUR

15 50' 50' PARKING AND BUILDING SETBACK LIMITS OF SPEX HARRY BYRD HIGHWAY - VA. RTE. 7 EXISTING TREES TO REMAIN 50' EXISTING TREES TO REMAIN S57 01'08"E ' 50' PARKING AND BUILDING SETBACK LANDSCAPE BUFFER TABULATIONS: LANDSCAPING REQUIRED ALONG HARRY BYRD HIGHWAY - RTE 7 REQUIREMENT: TYPE III BUFFER 3 CANOPY TREES, 3 UNDERSTORY TREES, 20 SHRUBS PER 100 LF REQUIRED (±188 LF): 6 CANOPY TREES, 6 UNDERSTORY TREES, 38 SHRUBS LANDSCAPING THAT WILL BE PROVIDED ALONG HARRY BYRD HIGHWAY - RTE 7 6 CANOPY TREES, 7 UNDERSTORY TREES, 41 SHRUBS LANDSCAPING REQUIRED ALONG BENEDICT DRIVE REQUIREMENT: TYPE II BUFFER 3 CANOPY TREES, 2 UNDERSTORY TREES, 10 SHRUBS PER 100 LF REQUIRED (±188 LF): 3 CANOPY TREES, 2 UNDERSTORY TREES, 9 SHRUBS LANDSCAPING PROVIDED ALONG BENEDICT DRIVE 3 CANOPY TREES, 4 UNDERSTORY TREES, 20 SHRUBS LANDSCAPING REQUIRED ALONG EASTERN PROPERTY LINE REQUIREMENT: A 10' PERIPHERAL PARKING LOT LANDSCAPE STRIP 1 CANOPY TREE PER 35' LF, 6 SHRUBS PER 40 LF REQUIRED REQUIRED (471 LF): 14 CANOPY TREES, 71 SHRUBS LANDSCAPING PROVIDED ALONG EASTERN PROPERTY LINE 6 EXISTING TREES TO REMAIN, 8 PROPOSED CANOPY TREES, 71 SHRUBS A MODIFICATION OF THE 10' PARKING SETBACK ALONG THE EASTERN PROPERTY LINE IS REQUESTED. THE APPLICANT WISHES TO REDUCE THE 10' SETBACK TO 5' IN ORDER TO MAINTAIN THE EXISTING EDGE OF PARKING LOT WHICH WAS PROVIDED UNDER ZCPA LANDSCAPING REQUIRED ALONG WESTERN PROPERTY LINE REQUIREMENT: A COMMON SHARED ACCESS DRIVE EXISTS BETWEEN THE PROPOSED DEVELOPMENT AND ADJACENT DEVELOPMENT THEREFOR NO LANDSCAPE STRIP IS REQUIRED. THE REQUIRED PLANT MATERIAL IS REQUIRED TO BE PLANTED ELSEWHERE ONSITE 1 CANOPY TREE PER 35' LF, 6 SHRUBS PER 40 LF REQUIRED REQUIRED (455 LF): 13 CANOPY TREES, 69 SHRUBS LANDSCAPING PROVIDED FOR WESTERN PROPERTY LINE REQUIREMENT ELSEWHERE ONSITE 13 PROPOSED CANOPY TREES, 69 SHRUBS NOTE: THE LANDSCAPING SHOWN ON THIS SHEET SHALL SUPERSEDE THE LANDSCAPE PLAN APPROVED AS PART OF ZCPA TM SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT LANDSCAPE ARCHITECTURE SUSTAINABLE DESIGN PERMITTING SERVICES TRANSPORTATION SERVICES REVISIONS LEHIGH VALLEY, PA RALEIGH, NC SOUTHEASTERN, PA CHARLOTTE, NC REHOBOTH BEACH, DE ATLANTA, GEORGIA BALTIMORE, MD TAMPA, FL SOUTHERN MARYLAND SOUTH FLORIDA NORTHERN VIRGINIA CENTRAL VIRGINIA UPSTATE NEW YORK NEW ENGLAND BOSTON, MA NEW YORK METRO NEW YORK, NY NEW JERSEY PHILADELPHIA, PA THE INFORMATION AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION 2016 PURPOSES BOHLER ENGINEERING REV DATE COMMENT BY REV. PER COUNTY 1 08/10/16 NTG COMMENTS REV. PER COUNTY 2 03/05/18 NTG COMMENTS REV. PER COUNTY 3 06/13/18 SMD COMMENTS LEGEND PROPOSED LARGE CANOPY TREE LIMITS OF SPEX N32 58'52"E ' PROPOSED HOTEL 4 STORIES 60' HEIGHT 126 ROOMS EXISTING TREE TO REMAIN S32 58'52"W ' PROPOSED UNDERSTORY TREE PROPOSED EVERGREEN TREE PROPOSED SHRUB PEDESTRIAN SIDEWALK LIMITS OF SPEX KNOW WHAT'S BELOW ALWAYS CALL 811 BEFORE YOU DIG NOT APPROVED FOR CONSTRUCTION PROJECT No.: DRAWN BY: CHECKED BY: DATE: SCALE: CAD I.D.: It's fast. It's free. It's the law. S KSR NTG 07/22/16 AS SHOWN SS2 EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN LIMITS OF SPEX EXISTING TREE TO REMAIN EXISTING OFFSITE TREE TO REMAIN POTOMAC VIEW ROAD - VA. RTE. 637 PROJECT: ROUTE 28 TAX DISTRICT REZONING, ZONING CONCEPT PLAN AMENDMENT, SPECIAL EXCEPTION, AND ZONING MODIFICATION FOR NORTHERN GATE HOTEL LOCATION OF SITE BENEDICT DRIVE LOUDOUN COUNTY STERLING ELECTION DISTRICT STERLING, VIRGINIA DAVIS DRIVE, SUITE 250 STERLING, VIRGINIA Phone: (703) Fax: (703) VA@BohlerEng.com TM N52 07'30"W ' KEITH SIMPSON Lic. No /13/18 BENEDICT DRIVE LIMITS OF SPEX SHEET TITLE: SPECIAL EXCEPTION LANDSCAPE PLAN "= 30' SHEET NUMBER: 4OF 6 H:\16\S162022\DRAWINGS\PLAN SETS\ZRTD - ZCPA - SPEX\S162022SS2.DWG PRINTED BY: SDELAVARPOUR 5:08 PM LAST SAVED BY: SDELAVARPOUR

16 50' 50' PARKING AND BUILDING SETBACK HARRY BYRD HIGHWAY - VA. RTE. 7 50' S57 01'08"E ' 50' PARKING AND BUILDING SETBACK REQUIREMENT ALLOWED/REQUIRED PROVIDED SECTION 4-305, LOT REQUIREMENTS (A) SIZE 1 ACRE MINIMUM ±2.00 ACRES (B) YARDS 1993 REVISED PD-OP REQUIREMENTS SECTION 4-306, BUILDING REQUIREMENTS (1) ADJACENT TO ROAD: EXCEPT WHERE A GREATER SETBACK IS REQUIRED BY SECTION 5-900, NO BUILDING SHALL BE PERMITTED CLOSER THAN 35 FEET TO ANY ROAD AND NO PARKING SHALL BE PERMITTED CLOSER THAN 25 FEET TO THE RIGHT-OF-WAY OF ANY ROAD. (3) ADJACENT TO OTHER NONRESIDENTIAL DISTRICTS - FIFTEEN FEET FOR BUILDINGS, PARKING, OUTDOOR STORAGE, AND LOADING AREAS EXCEPT WHERE A GREATER SETBACK IS REQUIRED BY HARRY BYRD HIGHWAY (RTE. 7) ±126' BUILDING ±50' PARKING BENEDICT DRIVE ±83 BUILDING ±32 PARKING WEST ±37 BUILDING N/A PARKING EAST ±69' BUILDING ±5' PARKING (A) LOT COVERAGE.40 MAX ±0.18 (B) BUILDING HEIGHT 60' MAX 60' (C) FLOOR AREA RATIO.60 MAX.70* SECTION 4-307, USE LIMITATIONS (C) LANDSCAPED OPEN SPACE SECTION 5-900, SETBACKS FROM SPECIAL ROADS HARRY BYRD HIGHWAY (ROUTE 7) SECTION , PARKING AND LOADING SPACES COMMERCIAL/LODGINGS: 2 FOR OWNERS/MANAGERS + 1/SLEEPING ROOM OR UNIT + SPACES REQUIRED FOR RESTAURANT/BANQUET AND MEETING ROOMS LOADING SPACES: MIN. 1 FOR LODGINGS WITH 50 OR MORE ROOMS.20 TIMES THE BUILDABLE AREA OF THE LOT (±17,424 SF) BUILDING: 50' PARKING: 50' 128 SPACES (126 ROOMS PLUS 2 FOR OWNERS/ MANAGERS = 128 SPACES) ±18,000 SF BUILDING: ±126' PARKING: ±50' 130 SPACES 1 SPACE 1 SPACE** TM SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT LANDSCAPE ARCHITECTURE SUSTAINABLE DESIGN PERMITTING SERVICES TRANSPORTATION SERVICES REVISIONS LEHIGH VALLEY, PA RALEIGH, NC SOUTHEASTERN, PA CHARLOTTE, NC REHOBOTH BEACH, DE ATLANTA, GEORGIA BALTIMORE, MD TAMPA, FL SOUTHERN MARYLAND SOUTH FLORIDA NORTHERN VIRGINIA CENTRAL VIRGINIA UPSTATE NEW YORK NEW ENGLAND BOSTON, MA NEW YORK METRO NEW YORK, NY NEW JERSEY PHILADELPHIA, PA THE INFORMATION AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION 2016 PURPOSES BOHLER ENGINEERING REV DATE COMMENT BY REV. PER COUNTY 1 08/10/16 NTG COMMENTS REV. PER COUNTY 2 03/05/18 NTG COMMENTS REV. PER COUNTY 3 06/13/18 SMD COMMENTS NOTES: 1. A ZONING MAP AMENDMENT (ZRTD) PROPOSES TO REZONE THE PROPERTY FROM THE 1972 PD-OP ZONING DISTRICT TO THE REVISED 1993 PD-OP ZONING DISTRICT, AS MAY BE AMENDED AND RECODIFIED FROM TIME TO TIME. *SPECIAL EXCEPTIONS WITH THIS APPLICATION: 1. A SPECIAL EXCEPTION TO PERMIT A HOTEL IN THE PD-OP DISTRICT 2. A SPECIAL EXCEPTION TO INCREASE THE FAR FROM 0.60 TO 0.70 **FSM MODIFICATION REQUEST: N32 58'52"E ' LIMITS OF REZONING (ZRTD) (REZONING FROM 1972 PD-OP DISTRICT TO REVISED 1993 PD-OP DISTRICT, AS MAY BE AMENDED AND RECODIFIED FROM TIME TO TIME) S32 58'52"W ' 1. A MODIFICATION OF THE LOADING SPACE SIZE REQUIRED BY FSM SECTION (C) FROM 15' X 30' TO 18' X 18' KNOW WHAT'S BELOW ALWAYS CALL 811 BEFORE YOU DIG NOT APPROVED FOR CONSTRUCTION PROJECT No.: DRAWN BY: CHECKED BY: DATE: SCALE: CAD I.D.: It's fast. It's free. It's the law. S KSR NTG 07/22/16 AS SHOWN SS2 UNIT A NORTHERN GATE OFFICE PARK CONDOMINIUM D.B PG LANDS OF NORTH GATE MOB, LLC, INSTR. # TM: A AREA: 87,096 S.F. OR AC. "NO BUILDINGS" POTOMAC VIEW ROAD - VA. RTE. 637 PROJECT: ROUTE 28 TAX DISTRICT REZONING, ZONING CONCEPT PLAN AMENDMENT, SPECIAL EXCEPTION, AND ZONING MODIFICATION FOR NORTHERN GATE HOTEL LOCATION OF SITE BENEDICT DRIVE LOUDOUN COUNTY STERLING ELECTION DISTRICT STERLING, VIRGINIA DAVIS DRIVE, SUITE 250 STERLING, VIRGINIA Phone: (703) Fax: (703) VA@BohlerEng.com TM N52 07'30"W ' KEITH SIMPSON Lic. No /13/18 BENEDICT DRIVE SHEET TITLE: ZONING MAP AMENDMENT (ZRTD) PLAN SHEET NUMBER: 5OF 6 1"= 30' H:\16\S162022\DRAWINGS\PLAN SETS\ZRTD - ZCPA - SPEX\S162022SS2.DWG PRINTED BY: SDELAVARPOUR 5:08 PM LAST SAVED BY: SDELAVARPOUR

17 PROPOSED 50' BUILDING AND PARKING SETBACK AS PART OF ZCPA PROPOSED 50' BUILDING AND PARKING SETBACK AS PART OF ZCPA LEGEND LIMITS OF ZCPA 60,984 SF 98,567 SF 60 FEET (39.7%) 82,806 SF (47%) 98,567 SF LIMITS OF PROPERTY PIN # ADDITIONAL WAIVERS AND MODIFICATIONS WITH THIS APPLICATION ARE LISTED ON SHEET 3 ADDITIONAL WAIVERS AND MODIFICATIONS WITH THIS APPLICATION ARE LISTED ON SHEET 3 PORTION OF NORTHERN GATE CONCEPTUAL DEVELOPMENT PLAN BEING MODIFIED WITH THIS ZCPA ZCPA REDLINE PLAN SHEET 6 OF 6

18 STATEMENT OF JUSTIFICATION ZRTD ZCPA SPEX SPEX ZMOD Northern Gate Hotel Route 28 Zoning Map Amendment to rezone from 1972 PD-OP to Revised 1993 PD-OP Zoning Concept Plan Amendment to amend prior approvals Special Exception to permit a hotel use without specific amenities Special Exception to increase the Floor Area Ratio from 0.60 to 0.70 Zoning Modification to alter parking yard and landscaping Loudoun County PIN # ; 2 acres (the Subject Property ) June 14, 2018 I. Introduction Connor and Gaskins Unlimited, LLC is the applicant for the proposed applications (the "Applicant") to accommodate a 126-room, four-story, hotel on the Subject Property. The Subject Property is currently zoned PD-OP Planned Development Office Park ( PD-OP ) under the 1972 Loudoun County Zoning Ordinance ( 1972 Zoning Ordinance ). A hotel is not allowed as a permitted or special exception use in the 1972 PD-OP district. To accommodate the proposed hotel, the Applicant is proposing the following applications: 1) a Route 28 Tax District Rezoning ( ZRTD ) to rezone the Subject Property from the 1972 Zoning Ordinance to the Revised 1993 Loudoun County Zoning Ordinance ( Revised 1993 Zoning Ordinance ); 2) a Zoning Concept Plan Amendment ( ZCPA ) to amend the original rezoning (ZMAP ) and the more recently approved ZCPA (ZCPA ) which currently govern the Subject Property; 3) a Special Exception ( SPEX ) to accommodate a hotel use in the Revised 1993 PD-OP district without the specific amenities listed in the Revised 1993 Zoning Ordinance; 4) a SPEX to increase the permitted Floor Area Ratio ( FAR ) on the Subject Property from 0.60 to 0.70 to accommodate the proposed building on the constrained Subject Property; and 5) a Zoning Modification to modify the peripheral parking lot landscaping requirements and parking yard to accommodate the existing parking lot and drive aisles and to maintain an efficient design for the shared parking lot. The Subject Property is bordered to the north by Harry Byrd Highway (Route 7) and to the south by Benedict Drive (Route 1010), just east of Bartholomew Fair Drive (Route 1792) and Attachment 5

19 Northern Gate Hotel Statement of Justification Page 2 of 7 just west of Potomac View Road (Route 637) in the Sterling Election District. The Revised General Plan (the "Plan") designates the Subject Property for Route 28 Business land uses. II. Proposal The Subject Property is unique in that it contains an existing pad site to accommodate development. To accommodate the proposed hotel, some alterations to the parking, setbacks, and buffers are needed. The inclusion of additional parking spaces serves as the primary factor in altering the existing building envelope and site layout. The issue of parking was raised as a concern during the early outreach for the proposed hotel use and the Applicant is addressing it in the proposed layout of the Subject Property. Additional parking is being provided on the Subject Property, some of which will be located within the existing setback area abutting Route 7. The Subject Property is a constrained two-acre site located in an area adjacent to shopping, office, institutional and other commercial uses. Considering the relatively slender size of the Subject Property, and the complementary nature of the surrounding and nearby land uses, the proposed hotel use addresses a need in this area of Loudoun County and will serve as the highest and best use of the Subject Property. In an effort to address parking concerns within the Northern Gate Condominium that encompasses the Subject Property and two adjacent properties, the Applicant, through extensive efforts of working with the adjacent property owners within the condominium, has altered the limits of its ZCPA boundary to include the adjacent property that borders Route 7. The ZCPA proposes to reduce the parking and building setback abutting Route 7 to the Revised 1993 Zoning Ordinance requirement of 50 feet. The extension of this ZCPA boundary to the adjacent property will enable the construction of an additional off-site parking area that would yield up to 27 additional spaces on the adjacent property. The proposed hotel brand will be Uptown Suites. This is a new hotel brand owned by Starwood Capital Group. Starwood Capital purchased Intown Suites in late 2014 with the intention of renovating and refreshing the existing portfolio, purchasing and consolidating existing hotels, and designing a new upscale product with higher rates to bring to market. Uptown Suites represents the new upscale product being brought to market. Construction has recently completed on the first two Uptown Suites sites and an additional eight sites are under control and being permitted for construction. The development structure has allowed for the recent addition of more than 20 sites. The new brand will cater more to nightly guests paying a higher rate than average Intown Suite rates. Uptown Suites will be entirely owned by Starwood Capital Group and there will be no franchises. Development plans are strategically focused on larger U.S. cities with growing, vibrant trade areas that include a densely populated higher income workforce. The 126-room hotel is intended to help stimulate the local economy by providing additional tax dollars, new jobs and a home away from home for the traveling business person. The hotel will include features such as fresh market area where Attachment 5

20 Northern Gate Hotel Statement of Justification Page 3 of 7 food and travel items can be purchased, a meeting room to accommodate gatherings, and an exercise studio for use by hotel guests. The hotel will not provide an on-site restaurant, extensive conference meeting space or all of the specific amenities listed in Section (C) of the Revised 1993 Zoning Ordinance. If these features were provided, the hotel would be a permitted use in the Revised 1993 PD-OP district. Since the specific features prescribed by the Revised 1993 Zoning Ordinance are not being fully provided as part of the proposed hotel, a SPEX within the Revised 1993 PD-OP district is being pursued. The location of the Uptown Suites adjacent to the shops and amenities of Cascades Overlook negates the need for a restaurant within the hotel. It is anticipated that hotel guests will frequent the adjacent shops and restaurants thus adding to the vibrancy and financial sustainability of these retail uses. The hotel is located within the Route 28 Business area. This area is located to the east of the Route 28 Core area. The Route 28 Core area is intended to serve as the location of fullservice destination hotels in close proximity to the airport. Considering that the hotel is not located within the Route 28 Core area in close proximity to the airport, the proposed 580 square feet of conference room space is more than sufficient for the proposed location. Interestingly, the proposed 580 square foot conference room is actually more than double what is typically provided within this hotel brand if a conference room is even provided at all. The size of the conference room will more than adequately serve the needs of hotel guests and may possibly serve the needs of outside groups that wish to use the conference room space. Additionally, this hotel is not intended to host meetings and conferences. Even though there is no intention to host meetings or conferences, this Uptown Suites will include a meeting room to host the gatherings of hotel guests and possibly outside groups. This meeting room has been added to the hotel s design based on early feedback about the hotel. In addition to the meeting room, the Applicant has studied the feasibility of creating a larger lobby area and, as a result of this review, has been able to expand the lobby area by approximately 400 square feet from its initial design. To accommodate the 126-room hotel, and any potential additions such as the expanded lobby area, on the constrained Subject Property, a SPEX is being requested to increase the permitted FAR from 0.60 to The square footage of the proposed hotel use is approximately 0.60 FAR; however, in order to accommodate any potential expansion of the building or any differences in the calculation of the square footage of the building and the Subject Property, it is prudent to request this reasonable FAR increase to appropriately accommodate the proposed hotel use. III. Transportation According to the Traffic Impact Memorandum, prepared by Gorove/Slade Associates, Inc., dated June 14, 2016, the proposed hotel use will produce 6 fewer AM peak hour trips and 1 Attachment 5

21 Northern Gate Hotel Statement of Justification Page 4 of 7 fewer PM peak hour trip than the permitted office use developed at its permitted density of 0.4 FAR. The proposed hotel use will have a minimal traffic impact on the surrounding transportation network. IV. Zoning Map Amendment/Zoning Concept Plan Amendment Review Criteria Section (E) of the Zoning Ordinance contains application evaluation criteria for approval of ZCPA and rezoning applications and, in considering a ZCPA or rezoning application, the following enumerated factors shall be given reasonable consideration. The Zoning Ordinance specifies that an applicant is to address each factor in its statement of justification unless such criteria are deemed inapplicable to the application. The following represents the Applicant s response to these issues: (1) (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. The proposed ZCPA will modify the existing approvals to accommodate a hotel use on the Subject Property. The hotel use is a complementary use to adjacent land uses at the proposed location which will serve a need in the growth and development of the Loudoun County hospitality market. Specifically, the Route 7 setback area is being modified from the existing 150-foot building setback and 100-foot parking setback to a building and parking setback of 50 feet. This setback distance is being requested to accommodate the additional parking and travel way proposed with this application. Even though the building and parking setbacks are being reduced through the ZCPA application, a zoning modification is not required to reduce these setbacks. The proposed 50-foot building and parking setbacks comply with the requirements of Section and the even less restrictive 35-foot building and 25-foot parking setbacks required by the PD-OP district. (2) (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. The Subject Property is permitted to develop office uses up to a 0.6 FAR. Adding additional office uses at this location further saturates the office market in this area. The proposed ZCPA will accommodate a hotel use which will complement the adjacent office and commercial retail uses. (3) (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. Attachment 5

22 Northern Gate Hotel Statement of Justification Page 5 of 7 Sewer and water are readily available on the Subject Property. The existing road network can adequately accommodate the proposed development. As shown in the traffic impact memorandum provided with this application, the proposed hotel use will generate fewer peak hour trips than the permitted office use. Along the Subject Property frontage, Benedict Drive is expected to carry approximately 6,000 vehicles per day. The proposed hotel use will add approximately 238 additional daily trips to this total beyond permitted uses. This amount of additional trips of the hotel use is negligible compared to the anticipated volume of trips expected on this roadway. (4) (E) (4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. This criterion does not apply to the proposed ZCPA. (5) (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. The proposed ZCPA will have no impact on environmental or natural features as the Subject Property has previously been fully disturbed. (6) (E) (6) The protection of life and property from impounding structure failures. This criterion does not apply to the proposed ZCPA. V. Special Exception Issues for Consideration In considering a minor special exception or special exception application, the following factors shall be given reasonable consideration. The Applicant shall address all the following in its statement of justification and plat unless not applicable, in addition to any other standards imposed by the Zoning Ordinance. The following represents the Applicant s response to these issues: (1) (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. The proposed SPEX hotel use is consistent with the Route 28 Business policies as listed in the Revised General Plan. Attachment 5

23 Northern Gate Hotel Statement of Justification Page 6 of 7 (2) (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 proposed SPEX hotel use does not include any noise, light, glare, odor or other emissions that would negatively impact surrounding uses. (3) (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. The proposed SPEX hotel use is compatible with the existing and proposed uses in the neighborhood and on adjacent parcels. The hotel use will complement the retail and commercial uses in the adjacent Cascades Overlook development. By not including a restaurant within the hotel, which is partly the reason for the SPEX application, the hotel users are more likely to patronize the restaurants and commercial uses in Cascades Overlook. Additionally, the parking and traffic patterns of the hotel use will not conflict with the peak usage times of the immediately adjacent office uses. (4) (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. The proposed SPEX hotel use will have no impact on environmental or natural features as the Subject Property has previously been fully disturbed. (5) (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. The proposed SPEX hotel use will contribute to or promote the welfare or convenience of the public by providing a complementary land use adjacent to existing office and commercial retail uses. (6) (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 proposed SPEX will be served adequately by public services. VI. Zoning Modification A zoning modification is proposed to modify the 10-foot peripheral parking lot landscaping per Section (C) (1) (A) of the Revised 1993 Zoning Ordinance to maintain a Attachment 5

24 Northern Gate Hotel Statement of Justification Page 7 of 7 5-foot peripheral parking lot landscape setback that permits the existing parking lot to remain in its current location per ZCPA and to modify the 15-foot yard for parking required by Section (B) (3) of the Revised 1993 Zoning Ordinance to 0 feet when adjacent to nonresidential uses. This zoning modification improves upon the existing regulations by enabling the existing parking area boundaries to remain in place and to accommodate an efficient design of shared parking and drive aisles that seamlessly connects the adjacent properties. Maintaining an efficient flow of vehicles through the Subject Property will be realized through this zoning modification. VII. Conclusion The proposed ZRTD/ZCPA/SPEX/ZMOD application will accommodate a 126-room hotel at a location surrounded by complementary commercial retail, office and institutional uses. The inclusion of a hotel use at this location conforms to the Route 28 Business policies of the Revised General Plan, realizes the highest and best use for the constrained two-acre Subject Property, and develops a commercial property which has remained dormant for almost 20 years. The development of the Subject Property will increase and diversify Loudoun County s commercial tax base and the design of the hotel use will serve as a focal point that will be complementary to the design of the new commercial retail uses currently under development to the south of Benedict Drive. For all of the foregoing reasons, the Applicant respectfully requests prompt positive consideration of the application from County staff, the Planning Commission and the Board of Supervisors. Attachment 5

25 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: May 31, 2018 TO: FROM: Rick Hancock, Project Manager Land Use Review Kelly Williams, Planner III Community Planning SUBJECT: ZCPA , ZRTD ; Northern Gate Hotel SPEX ; Request to eliminate required amenities SPEX ; Request to increase floor area ratio ZMOD : Modify parking yard and landscaping EXECUTIVE SUMMARY The applicant has responded to Community Planning s first referral comments dated October 18, The application has been revised to include a market study, revisions to the plat, and verbal commitments to Conditions of Approval to address the issues related to the area to be served, building and site design, lighting and pedestrian access. The outstanding issues have been outlined below. Community Planning Staff can support the application if the outstanding issues are adequately addressed and requests the opportunity to review the proposed Conditions of Approval to ensure the commitments meet the intent of Plan policy. OUTSTANDING ISSUES Civic Space & Open Space The provision of usable outdoor spaces is encouraged for large freestanding uses (Retail Plan, Building Placement and Design Policy 4). In the first referral, Staff recommended that the applicant commit to providing usable outdoor space for the patrons and employees of the hotel use. A note has been added to the SPEX plat stating that an outdoor area, such as outdoor seating and/or playground will be provided on the property. Specific details on size and location have not been provided. Staff recommends that the commitment be further defined on the plat or in the Conditions of Approval that identify a general location(s) and size of the proposed usable open space area. Attachment 6

26 ZCPA , Northern Gate Hotel Community Planning 2 nd Referral May 31, 2018 Page 2 of 2 Hotel Amenities In the first referral, Staff agreed that the surrounding restaurants located offsite and within walking distance of the hotel justified the exclusion of a restaurant within the proposed hotel. However, Staff requested commitments to the specific amenities to be provided and a justification for the reduction in the amount of meeting space provided onsite. Section 5-611(C) of the Zoning Ordinance requires approximately 3,780 square feet of dividable meeting/conference space (30 square feet per room). The applicant proposes a significant reduction on the meeting space required by the ordinance (597 square feet of meeting space) with a justification that a 400 square foot addition has been made to the lobby area. The applicant further indicates that the hotel is not intended to host meetings and conferences and that the reduction of meeting/conference space is the reason a Special Exception is required. The statement of justification does not adequately address the significant reduction in the amount of meeting space required by the ordinance. Staff continues to recommend the applicant provide a more reasonable justification and demonstrate that an adequate amount of meeting space is being accommodated onsite. Conditions of Approval should commit to the provision of minimum amenities with the hotel use. cc: Ricky Barker, AICP, Director Dan Galindo, AICP, Acting Program Manager

27 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: October 18, 2016 TO: FROM: Rick Hancock, Project Manager Land Use Review Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning SUBJECT: ZCPA , ZRTD ; Northern Gate Hotel SPEX ; Request to eliminate required amenities SPEX ; Request to increase floor area ratio BACKGROUND The Applicant, Connor and Gaskins Unlimited LLC, requests a Zoning Map Amendment Conversion to the Current Zoning Ordinance (ZRTD) to convert a parcel of approximately 2 acres from PD-OP (Planned Development Office Park) under the 1972 Zoning Ordinance to PD-OP (Planned Development Office Park) under the Revised 1993 Zoning Ordinance. Concurrently, the Applicant seeks two Special Exception (SPEX) applications to: Increase the maximum permitted floor area ratio (FAR) from.60 to.70; and Allow a hotel use without specific amenities required by the Zoning Ordinance. In order to grant approval for the special exceptions, the concept development plan (CDP) must be amended via a Zoning Concept Plan Amendment (ZCPA). The property is located within the Route 28 Highway Improvement Transportation District (Route 28 Tax District). The parcel is subject to the conditions of ZCPA approved by the Board of Supervisors in September 2001 with reductions in building and parking setback requirements. The approximately 2-acre site is located in the eastern portion of the County, fronting the southern side of Route 7, between the two intersections of Bartholomew Drive at Route 7 and Potomac View Road at Route 7 (see vicinity map). Benedict Drive provides vehicular access to the site and sidewalks are provided along its right-of-way. The parcel is approved to develop up to approximately 38,000 square feet of PD-OP uses and is currently developed as a pad site with surrounding parking spaces.

28 ZCPA , ZRTD , SPEX , SPEX ; Northern Gate Hotel Community Planning 1st Referral October 18, 2016 Page 2 of 5 CONFORMANCE WITH THE COMPREHENSIVE PLAN Loudoun County s Revised General Plan (RGP), which includes the Countywide Retail Plan, the Bicycle and Pedestrian Mobility Master Plan (BPMMP), and the Countywide Transportation Plan (CTP), governs site development. The subject site is located within the Sterling Community of the Suburban Policy Area and within the Route 28 Tax District (RGP, Ch. 6, Suburban Community Boundaries Map and Route 28 Corridor Plan Planned Land Use Map). The subject site has an overlaying planned land use designations of the Destination Retail of the Countywide Retail Plan and an underlying designation of Route 28 Business per the Route 28 Corridor Plan (RGP, Planned Land Use Map and Ch. 6, Route 28 Corridor Plan Planned Land Use Map). The County s plan allows either designation to guide development (Countywide Retail Plan, Destination Retail, Policy 2). ANALYSIS & RECOMMENDATION A. LAND USE & COMPATIBILITY The application proposes a 126-room, 4-story hotel and intends to target business travelers (SOJ, p.2). The site is surrounded by predominantly by retail uses to the northwest across Bartholomew Drive (Potomac Run Plaza shopping center), office uses immediately west and east, and a recently approved and constructed retail center with mixed-uses to the south (Cascades Overlook). County policies categorize hotel uses as a commercial retail and service use, specifically a Destination Retail use due to the: need to draw from a regional market to remain financially viable, tendency to locate along and be served by principal arterial corridors for accessibility,

29 ZCPA , ZRTD , SPEX , SPEX ; Northern Gate Hotel Community Planning 1st Referral October 18, 2016 Page 3 of 5 need to locate outside of residential communities to maintain compatibility with adjacent properties, and tendency of the structures to exceed 50,000 square feet (Retail Plan, Destination Retail Policy 1 and Retail Matrix) The Plan encourages Route 28 Tax District landowners in the corridor to rezone to appropriate zoning districts in the revised zoning ordinance that are consistent with the County s overall land use vision (RGP, Ch.6, Route 28 Corridor Plan, General Policy 22). While the PD-OP zoning district allows for uses envisioned for the Route 28 Business areas, the PD-OP district does not necessarily fully implement land development pattern or maximize the development potential envisioned for Route 28 Business areas. Given the site is also envisioned to develop with a commercial retail use, per Retail Plan policy, and seeking to increase the developable floor area beyond the by right.60 FAR, in concert with Route 28 policies, the proposed conversion to the most current Zoning Ordinance is appropriate. However, the County expects retail uses to provide a statement describing the catchment or market area to be served and a statement of justification that contains an analysis by the applicant of existing and proposed competing projects (Retail Plan, General Policy 4 & RGP, Ch. 6, General Business Policy 3a). Finding County policies support destination retail uses at this location and the use is buffered effectively from adjacent properties and Route 7 with the proposed landscaping; however, a justification providing the requested market information is needed before the application can be supported. Recommendation Provide a justification that describes the market area to be served and the capacity of the market area to support the proposed use. Commit to the proposed landscaping plan shown on Sheet Civic Space & Open Space The provision of usable outdoor spaces are encouraged for large freestanding uses (Retail Plan, Building Placement and Design Policy 4). Recommendation Identify and commit to providing usable outdoor space for the patrons and employees of the hotel use. 2. FAR Increase The subject site is planned for Route 28 Business and is envisioned to develop with office and flex-uses at a minimum of two-story buildings with floor area ratios (RGP, Ch. 6, Route 28 Business Area Policies 1 and 8). While the proposed use is not office or flex, the intent of the Route 28 Corridor policies are to maximize development potential of land within the Route 28 Tax District and the Destination Retail policies support the hotel use. Granting the increase in maximum FAR to.70 would allow approximately 60,000 square feet of floor area.

30 Finding County policies support an increased FAR at this location. ZCPA , ZRTD , SPEX , SPEX ; Northern Gate Hotel Community Planning 1st Referral October 18, 2016 Page 4 of 5 Recommendation The Applicant is encouraged to explore the possibilities of developing at a greater FAR. 3. Hotel Amenities The application proposes to provide a meeting room for gatherings, an exercise studio, a lobby, and an area where food and travel items are available for purchase. The Applicant is seeking approval to allow a hotel without an on-site restaurant, extensive meeting space, and all amenities required per Section 5-611(C). Section 5-611(C) requires approximately 3,780 square feet of dividable meeting/conference space (30 square feet per room). The SOJ cites that restaurants are located offsite and within walking distance of the hotel, across Benedict Drive, which negates the need of an onsite restaurant (pg. 2). Staff concurs with this rationale; however, commitments are needed regarding the specific amenities to be provided as well as justification for the reduction in the amount of meeting space provided onsite. Without a reasonable justification, the SPEX request cannot supported. Recommendation Provide required amount of meeting space onsite or justify how the application is meeting the intent of the regulation and demonstrate an adequate amount of meeting space is being accommodated onsite. Commit to the provision of minimum amenities with the hotel use. B. DESIGN County policies direct development to achieve and sustain a built environment of high quality (RGP, Ch. 5, Built Environment Policy 1). 1. Building Design Building massing should be varied to break down the scale of large buildings and retail centers. Long, flat facades are strongly discouraged. It is desirable that building facades should incorporate recesses, off-sets, angular forms or other features to avoid presenting a "blank side" to neighboring properties. Pitched, mansard and other distinctive roof forms are strongly encouraged. Rooftop mechanical equipment should be screened, preferably, within the roof form. Ground mounted mechanical equipment should also be screened (Retail Plan, Building Placement and Design policies 6, 7, 8). No architectural information has been provided to detail the exterior appearance of the building. Recommendation Provide architectural details of the exterior appearance of the building. Commit to screening mechanical equipment from adjacent properties and streets.

31 ZCPA , ZRTD , SPEX , SPEX ; Northern Gate Hotel Community Planning 1st Referral October 18, 2016 Page 5 of 5 2. Site Layout Generally, County policies encourage parking to be located to the side and rear of buildings; however, the proposed layout can be supported given the site has been cleared, graded and developed with parking in a layout approved under the existing CDP and appears to connect parking and drive aisles with adjacent properties to the west (RGP, Ch. 11). Parking, loading, and storage areas should be visually screened from adjacent streets and residential areas by heavy landscaping, depressing the parking area and/or by constructing earthen berms and street frontages should be landscaped (Retail Plan, Circulation, Parking, and Loading policy 3 & Landscaping and Buffer policies). Recommendation Commit to developing the site in substantial conformance with CDP to include interparcel connections proposed. Add screening for parking area along Benedict Drive on landscaping plan. Commit to landscaping plan shown on Sheet Pedestrian Access Pedestrian traffic should be provided with a safe travel route from the parking areas to the building and public right-of-way with a demarcated pathway (Retail Plan, Circulation, Parking, and Loading policies). The application depicts a 6 sidewalk around the building and a pedestrian connection to the established sidewalk along Benedict Drive. Recommendation Provide symbology for sidewalk shown on CDP and SPEX plat. Impose a condition of approval that requires development to substantially conform to the SPEX plat. 4. Lighting The Revised General Plan promotes the use of lighting for public safety and visibility without the nuisance associated with light pollution (RGP, Ch. 5, Lighting and Night Sky Policy 1a). The Retail Plan also specifies that all lighting should be designed to reduce glare and spillage of light onto adjoining properties and streets (Retail Plan, Signs and Lighting Policy 2). Recommendation Commit to lighting that is downward directed, fully shielded, provides a glarefree environment, confined to the site, and has illumination levels that are no greater than necessary for a light s intended purpose. All lighting should be mounted as low as practicable and designed to preclude light trespass onto adjoining properties, glare to passerby, skyglow, and deterioration of the nighttime environment. cc: Ricky Barker, AICP, Director John Merrithew, AICP, Assistant Director Chris Garcia, AICP, Assoc. AIA, LEED-GA, Program Manager

32 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING MEMORANDUM DATE: June 11, 2018 TO: FROM: CC: APPLICATION: Richard Hancock, Project Manager Mark A. Depo, Senior Planner Chris Mohn, Deputy Zoning Administrator Northern Gate Hotel, 2 nd Submission Referral CASE NUMBER/NAME: ZRTD , ZCPA , SPEX , SPEX & ZMOD MCPI/TAX MAP/: /81//11/////A/ (ZRTD , SPEX , SPEX & ZMOD ) and /81//11/////A/, /81//11P1/7-1/; /81//11P1/7-2/; /81//11P1/7-G/; /81//11P1/8-1/; /81//11P1/8-2/; /81//11P1/8-G/; /81//11P1/9-1/; /81//11P1/9-2/; /81//11P1/9-G/; /81//11P110-1/; /81//11P110-2/; /81//11P110-G/; /81//11P111-1/; /81//11P111-2/; /81//11P111-G/; /81//11P112-1/; /81//11P112-2/; and /81//11P112-G/ and /81//11/////I/ (ZCPA ) Staff has reviewed the 2 nd submission of the ZRTD , ZCPA , SPEX and SPEX , and ZMOD applications dated March 5, 2018, Referral Response dated April 30, 2018, and Statement of Justification dated April 30, The following outlines the proposed applications referenced above: Zoning Map Amendment Conversion to Current Zoning Ordinance ZRTD proposes to bring the Property into the current and amended version of the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance). Zoning Concept Plan Amendment ZCPA proposes to amend prior ZMAP and ZCPA approvals. Special Exception SPEX proposes to commence a Hotel/Motel, pursuant to Section 5-611(A) and (B) only. (ZO Section 4-304(C)). SPEX proposes to increase the floor area ratio (FAR) from 0.60 to 0.70 (ZO Section 4-306(C)). Zoning Ordinance Modification (ZMOD) proposes to modify peripheral landscaping width and parking setbacks of Zoning Ordnance Section (C)(1)(A) and 4-305(B)(3), respectively.

33 GENERAL COMMENTS ZRTD , ZCPA , SPEX , SPEX & ZMOD Northern Gate Hotel June 11, 2018 Page 2 1. Compliance with Zoning Ordinance regulations, such as but not limited to parking and loading (ZO Section ), landscaping and buffering (ZO Section and ), and performance standards (ZO Section ) shall be determined and met during the site plan stage. Approval of the proposed applications does not relieve the applicant from meeting the requirements of the Zoning Ordinance and any proposal or approval that exceeds the minimum standards will be reviewed and applied during the site plan stage. CONCEPT DEVELOPMENT PLAN COVER SHEET AND GENERAL NOTES (Sheet 1) 2. Amend the title to include the applicable Zoning Modification application number. SPECIAL EXCEPTION PLAT (Sheet 3) Revised PD-OP Requirements. Update the parking space calculations and the required and provided parking spaces to account for the 597 square feet of meeting space to be provided in the hotel as stated in Note 8, on all applicable plan sheets. Be advised, the use of off-site parking spaces to meet the required number of parking spaces for the proposed hotel shall be provided in conformance with Zoning Ordinance Section Be advised, all necessary public access easements providing access from the subject property to adjacent properties shall be recorded prior to final site plan approval. SPECIAL EXCEPTION LANDSCAPE PLAN (Sheet 4) 5. Be advised, compliance with the landscaping and buffering requirements of Zoning Ordinance Section and shall be determined and met during the site plan stage.

34 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING ADMINISTRATION REFERRAL DATE: October 17, 2016 TO: FROM: APPLICATION: Richard Hancock, Project Manager Mark A. Depo, Senior Planner, Zoning Administration Northern Gate Hotel, 1 st Submission Referral CASE NUMBER AND NAME: ZRTD , ZCPA , SPEX , & SPEX TAX MAP/(PIN): ZRTD , SPEX , & SPEX consists of /81//11/////A/ ( ). ZCPA consists of /81//11/////A/ ( ); /81//11P1/7-1/, /81//11P1/7-2/, /81//11P1/7-G/, /81//11P1/8-1/, /81//11P1/8-2/, /81//11P1/8-G/, /81//11P1/9-1/, /81//11P1/9-2/, /81//11P1/9-G/, /81//11P110-1/, /81//11P110-2/, /81//11P110-G/, /81//11P111-1/, /81//11P111-2/, /81//11P111-G/, /81//11P112-1/, /81//11P112-2/, /81//11P112-G/ ( ); and /81//11/////I/ ( ) Staff has reviewed the 1st submission of the rezoning ZRTD and ZCPA applications and Special Exception SPEX and SPEX applications including the materials identified on the transmittal sheet dated August 22, The subject properties of ZRTD and ZCPA (previously ZMAP ) are currently zoned Planned Development-Office Park (PD-OP) under the 1972 Loudoun County Zoning Ordinance. ZRTD CONCEPT DEVELOPMENT PLAN Cover Sheet and General Notes (Sheet 1 of 6) 1. General Notes: Include previous applications and approval dates, as follows: ZMAP , Northern Gate, approved on March, 16, 1987 and ZCPA , Northern Gate, approved September 17, Special Exception Plat/Zoning Concept Plan Amendment Plan (Sheet 3 of 6) 2. Rename the title of the plan sheet to Special Exception Plat/Route 28 Tax District Rezoning (ZRTD). The proposed hotel use special exception application is allowed under the under the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance). Therefore, the special exception request is running concurrently with the ZRTD. A separate plan must be submitted to amend the approved Concept Development Plan approved with ZCPA

35 ZRTD , ZCPA , SPEX , & SPEX Northern Gate Hotel October 17, 2016 Page Revised PD-OP Requirements. a. Yards: Include the required and provided yards for Section 4-305(B)(2), Adjacent to Agricultural and Residential Districts and Land Bays Allowing Residential Uses. The property is adjacent to R-1 zoning (Residential District) to the North and PD- TC zoning (Allows Residential Uses) to the South. b. Yards: Section 4-305(B)(3), Adjacent to Other Nonresidential Districts, setbacks are not being met for parking. The property is adjacent to PD-OP, under the 1972 Loudoun County Zoning Ordinance, to the East and West requiring a setback of fifteen (15) feet for buildings, parking, outdoor storage, and loading areas. c. Building Height: Provide the actual proposed height of the hotel. Currently, +60 feet maximum is listed which indicates that a height of greater than 60 feet is proposed. Be advised, there are adjacent districts with lower maximum height restrictions and Section 4-306(B) allows heights of greater than 60 feet if the building is set back from streets or from lot lines that do not constitute boundaries of districts with lower maximum height restrictions and an increase in building setbacks by one foot for each foot in height exceeding 60 feet. d. Floor Area Ratio: Provide the actual proposed FAR above the permitted.60 maximum of Section 4-306(C). Currently, +.70 FAR maximum is listed which indicates that the FAR may be less than or greater than.70 FAR. e. Parking and Loading Spaces: All proposed off-street parking spaces for the proposed hotel use shall be provided on-site. The adjacent property where 4 off-site parking spaces are proposed for the proposed hotel use is governed under the 1972 Loudoun County Zoning Ordinance which does not allow for off-site parking spaces for the subject property governed under the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance). 4. Be advised, access to the adjacent properties (PIN and PIN ), may not be through parcel PIN (ZRTD , SPEX , & SPEX ). As pointed out in the Statement of Justification, a hotel is not allowed as a permitted or special exception use in the 1972 Loudoun County Zoning Ordinance, therefore access to parcels PIN and PIN may not be provided through parcel PIN Depict and denote access and circulation throughout the site that restricts direct/sole access to the adjacent properties (PIN and PIN ). Landscape Plan (Sheet 4 of 6) 6. Landscape Buffer Tabulations. Removed all comments regarding past approvals. Past applications were approved under the 1972 Loudoun County Zoning Ordinance. The current and new ZRTD and SPEX applications for the subject property, if approved will be subject to the buffering and screening and parking space/lot screening requirements of the Zoning Ordinance. Any landscaping proposed will be considered part of the ZRTD and SPEX applications and may be used in meeting landscaping requirements of the Zoning Ordinance. ZCPA Redlined Plan (Sheet 6 of 6) 7. Remove the statement This Plan To Be Utilized For Information Purposes Only and provide a plan to amend the Concept Development Plan approved with ZCPA (See Note 2, above)

36 ZRTD , ZCPA , SPEX , & SPEX Northern Gate Hotel October 17, 2016 Page 3 8. Be advised, access to parcels PIN and PIN , may not be through parcel PIN which is the subject property of ZRTD , SPEX , & SPEX As pointed out in the Statement of Justification, a hotel is not allowed as a permitted or special exception use in the 1972 Loudoun County Zoning Ordinance, therefore access to parcels PIN and PIN may not be provided through parcel PIN (See Note 4, above) 9. Depict and denote new access location/s to parcels PIN and PIN REZONING ISSUES OF CONSIDERATION (Statement of Justification) Pursuant to Section (E), the applicant shall address all the following in its statement of justification or plat unless not applicable. Issues of 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. (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. (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. (4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and 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. (6) The protection of life and property from impounding structure failures. Zoning Justification Concerns Issue is addressed in the Statement of Justification. Zoning will defer Statement of Justification comments regarding this issue to the Department of Planning and Zoning, Comprehensive Planning. Issue is addressed in the Statement of Justification. Zoning will defer Statement of Justification comments regarding this issue to the Department of Planning and Zoning, Comprehensive Planning. Issue is addressed in the Statement of Justification. The applicant should expand on the adequacy of water and sewer and transportation. Zoning will defer Statement of Justification comments regarding this issue to the Department of Transportation and Capital Infrastructure. Issue is addressed in the Statement of Justification. Issue is addressed in the Statement of Justification. Zoning will defer Statement of Justification comments regarding this issue to the Environmental Review Team. Issue is addressed in the Statement of Justification. Zoning will defer Statement of

37 ZRTD , ZCPA , SPEX , & SPEX Northern Gate Hotel October 17, 2016 Page 4 Justification comments regarding this issue to the Environmental Review Team. SPECIAL EXCEPTION ISSUES OF CONSIDERATION (Statement of Justification) In considering a minor special exception or special exception application, the Issues of Consideration in Section , of the Zoning Ordinance, shall be given reasonable consideration. The applicant shall address all the following in its statement of justification and plat unless not applicable, in addition to any other standards imposed by this Ordinance. Zoning Staff provided the following comments regarding the Issues of Consideration: Issues For Consideration (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. (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. (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. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. (6) Whether the proposed special exception can be served adequately by public utilities and Zoning Staff Comments Issue is addressed in the Statement of Justification. No comment. Zoning Staff defers to Community Planning regarding Comprehensive Plan considerations. Issue is addressed in the Statement of Justification. The applicant s response and SPEX plan does not state whether outdoor lighting is proposed. If outdoor lighting is proposed, the locations of lighting needs to be depicted on the SPEX plan including the height and type of lighting proposed. Additionally, if outdoor lighting is proposed, the applicant must explain in the Statement of Justification Issues for Consideration whether the proposed lighting will negatively impact surrounding uses. The Property must meet the Zoning Ordinance performance standards requirements for light (Section ). Issue is addressed in the Statement of Justification. Zoning Staff defers to Community Planning regarding compatibility. Issue is addressed in the Statement of Justification. Zoning Staff defers to Community Planning regarding environmental considerations. Issue is addressed in the Statement of Justification. No Comments. Issue is addressed in the Statement of Justification. Zoning Staff defers to

38 ZRTD , ZCPA , SPEX , & SPEX Northern Gate Hotel October 17, 2016 Page 5 services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities. Community Planning, DTCI and/or VDOT regarding adequacy of public utilities and transportation services. In approving a special exception or minor special exception, including any requested temporary special events, the Board of Supervisors may impose such conditions, safeguards and restrictions upon the premises benefited by the special exception or minor special exception as may be necessary to avoid, minimize or mitigate any potentially adverse or injurious effect of such special exception or minor special exception upon other property in the neighborhood, to address the issues for consideration listed in , and to carry out the general purpose and intent of this Ordinance. Conditions and restrictions may include, but are not limited to, those related to fencing, planting or other landscaping, additional setbacks from property lines, location and arrangement of lighting, setting of reasonable time limitations, size, height and location of signs, and other reasonable requirements deemed necessary to safeguard the interest of the general public. The Board may require a guarantee or bond to ensure that conditions imposed will be complied with. All conditions of approval shall be set out in the documentation approving the special exception or minor special.

39 ZCPA May 11, 2018 Page 1 of 2 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING MEMORANDUM DATE: June 12, 2018 TO: FROM: Rick Hancock, Planner, Land Use Review Joseph Carter, AICP, CZA, GISP, Proffer Manager CASE NUMBER AND NAME: ZCPA , ZRTD , SPEX , ZMOD Northern Gate Hotel PARCEL IDENTIFICATION* #: PIN PLAN SUBMISSION: Proffer Statement, CDP, and SPEX Plat Review COMMENTS: Proffer Management Staff ( Staff ) has reviewed the draft proffers dated April 30, 2018, the Concept Development Plan ( CDP ) and SPEX Plat dated July 22, 2016 and offer the following comments: 1) Proffer Preamble Underline Revised 1993 Loudoun County Zoning Ordinance. 2) Proffer Preamble After Revised 1993 Loudoun County Zoning Ordinance insert the clause, as may be amended or recodified from time to time to avail the application to future revisions or versions of the Zoning Ordinance and to be consistent with the CDP. Staff suggests that the language on CDP be revised to match suggested language above. 3) SPEX Plat Note 9 and 10 Meeting Space and Outdoor area are not clearly defined by the notes. Staff suggests the Applicant better define these elements within the proffer statement to avoid ambiguous content that may cloud compliance determination. Upon the development of conditions of approval, please submit to Zoning Administration for review. cc: Ron Brown, Deputy County Attorney

40 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: June 15, 2018 TO: Richard Hancock, Project Manager Department of Planning and Zoning (DPZ) FROM: Rory L. Toth, CZA/CTM, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZCPA , ZRTD , SPEX , ZMOD Northern Gate Hotel SPEX Northern Gate Hotel FAR Second Referral Background This referral updates the status of comments noted in the first Department of Transportation and Capital Infrastructure (DTCI) referral on these applications dated October 19, These applications seek approval of a Zoning Concept Plan Amendment (ZCPA), a Rezoning in the Route 28 Tax District (ZRTD), two Special Exceptions (SPEX) and a Zoning Modification (ZMOD) in order to 1) Rezone approximately 2.0 acres from PD-OP (Planned Development-Office Park) in the 1972 Zoning Ordinance to the PD-OP zoning district in the Revised 1993 Zoning Ordinance (Zoning Ordinance); 2) Amend the original rezoning (ZMAP ) and the more recently approved ZCPA ; 3) Permit a hotel use without the amenities listed in Section 5-611(C) of the Zoning Ordinance; 4) Increase the permitted FAR from 0.6 to 0.7 to accommodate the proposed building; and 5) a ZMOD to modify peripheral parking lot landscaping requirements. The subject property is located on the north side of Benedict Drive (VA Route 1010), south of VA Route 7, east of Bartholomew Fair Drive (VA Route 1792) and west of Potomac View Road (VA Route 637). The proposed use will be served by one full-movement driveway onto Benedict Drive (opposite the easternmost loop of Epicerie Plaza) and by inter-parcel connections located to the east and west. This update is based on materials received from the Department of Planning and Zoning on May 1, 2018 including (1) an information sheet, dated May 1, 2018; (2) a Statement of Justification (including redline version) prepared by the Applicant revised through April 30, 2018; (3) Applicant s Response Letter to First Referral Comments dated April 30, 2018; (4) Draft Proffer Statement dated April 30, 2018; (5) Noise Study Analysis for Northgate Hotel, prepared by Polysonics, dated December 6, 2016; and 6) a Zoning Concept Plan Amendment Plat, ZRTD Plat and Special Exception Plat (plan set), prepared by Bohler Engineering, dated July 22, 2016, revised through March 5, 2018.

41 Executive Summary ZCPA , ZRTD , SPEX ZMOD Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI Second Referral Comments June 15, 2018 Page 2 Upon resolution of Comments 2 and 3, DTCI could support approval of these applications as proposed with this submission. Staff is available to meet with the Applicant to discuss the comments noted in this referral. DTCI has the following general concerns regarding these applications. Detailed discussion of these issues are provided in the Transportation Comments section below: A special exception condition should be drafted requiring the Applicant to commit to any necessary mitigation measures recommended by the highway noise study. A special exception condition should be drafted requiring the Applicant to construct an off-site sidewalk. Status of Transportation Comments and Recommendations Staff comments from the first DTCI referral dated October 19, 2016, as well as the Applicant s responses (quoted directly from its April 30, 2018 response letter), and comment status are provided below. 1. Initial Staff Comment: (First Referral, October 19, 2018): DTCI notes that proffers were not provided for review with this referral and the ZRTD plat does not limit the type of use(s) that may be located on the site. Therefore, regarding the hotel SPEX application, if the site is developed only with a hotel suites use, DTCI notes that the site will generate fewer AM, PM and total weekday trips than office uses allowed under a by-right scenario of 0.4 FAR under the 1972 Zoning Ordinance. However, if developed with office uses at a 0.6 FAR by right or at 0.7 FAR by special exception, the site will generate more trips in the AM peak hour, PM peak hour and total weekday trips than that allowed with current zoning approvals. Applicant s Response (April 30, 2018): Comment noted. Comment Status: The Applicant submitted a draft proffer statement dated April 30, 2018 and a CDP dated March 5, 2018 which do not limit the type of use(s) that may be located on the site. However, the trip generation completed in DTCI s first referral included an analysis of trip generation should this site develop with office uses (i.e., the most conservative trip generating use). DTCI has no further comments on this matter. 2. Initial Staff Comment: (First Referral, October 19, 2018): In order to facilitate safe pedestrian access for hotel guests crossing Benedict Drive to the restaurants and other amenities that are not proposed on-site within the hotel per SPEX , the Applicant should commit to constructing an off-site six-foot wide sidewalk (within the ROW or within a 10-foot wide public access easement) along the north side of Benedict Drive, traveling east toward Potomac View Road, where an existing crosswalk is in place. The sidewalk shall be shown on the first site plan

42 ZCPA , ZRTD , SPEX ZMOD Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI Second Referral Comments June 15, 2018 Page 3 for the use and/or construction plans and profiles, whichever is first in time, prior to its approval. Said sidewalk shall be in place prior to occupancy of the use on the property. Applicant s Response (April 30, 2018): The Applicant would be agreeable to funding the construction of an off-site six-foot wide sidewalk along the north side of Benedict Drive traveling east to Potomac View Road to connect with an existing crosswalk. As this sidewalk improvement would be related to the hotel special exception use, the inclusion of a condition of approval addressing this sidewalk improvement would be appropriate. This sidewalk condition should include language reflecting the Applicant's intent to work with the neighboring property owner to obtain an easement or right-of-way in good faith; however, if an agreement cannot be reached with the neighboring property owner, language should be included in the condition referencing the County's ability to use its powers of eminent domain to obtain the necessary easement or right-ofway to accommodate the installation of the sidewalk. Comment Status: DTCI is available to assist DPZ staff in writing this condition. Provided a special exception condition is drafted, this comment is addressed. 3. Initial Staff Comment: (First Referral, October 19, 2018): The 2010 CTP states that all land development applications adjacent to any existing and/or proposed arterial or major collector road will be designed to ensure that no residential and other type(s) of noise sensitive use(s) will have traffic noise impacts which occur when the predicted traffic noise levels approach or exceed the noise abatement criteria (contained in the 2010 CTP, Table 7-1), or when the predicted traffic noise levels substantially exceed the existing noise levels (2010 CTP, Chapter 7, Noise Policy 1). To this end, as the hotel is a noise sensitive use, the Applicant should commit to an evaluation of noise impacts along Route 7 (designated as an arterial by the 2010 CTP), consistent with the Noise Policies in Chapter 7 of the 2010 CTP, in conjunction with the first site plan or construction plan, whichever is first in time, and commit to implement the appropriate highway noise mitigation measures as identified in the noise study. The study shall be conducted by a certified professional engineer using the latest version of the Federal Highway Administration s Highway Traffic Noise Prediction Model. DTCI can provide the Applicant with the most recent ADT traffic volume projections for the CTP horizon year, as well as information regarding the ultimate conditions of Route 7. Applicant s Response (April 30, 2018): The Applicant has completed a traffic noise impact analysis and enclosed it with this referral response package. This analysis concludes that standard building materials can be used to meet Loudoun County CTP requirements. Comment Status: Review of noise studies are typically included in the form a proffer or condition that should be reviewed at the time of site plan by the Department of Building & Development (Natural Resources). DTCI defers additional comment to B & D (Natural Resources) regarding the results of this noise study and continues to recommend that a condition be included with requirements for noise mitigation measures. Nevertheless, DTCI has reviewed the projected 2040 traffic volumes for the roadways listed in the noise study. The projected 2040 traffic volumes for Potomac View Road and VA Route 7 are

43 ZCPA , ZRTD , SPEX ZMOD Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI Second Referral Comments June 15, 2018 Page 4 consistent with those provided by DTCI staff on November 14, DTCI may have comments at a later date and will review further at the time of site plan referral should this application be approved and highway noise mitigation is included in the form of a condition. 4. Initial Staff Comment: (First Referral, October 19, 2018): DTCI defers additional comment to the Department of Planning and Zoning regarding the need for any enhanced buffering and/or screening due to the Applicant s proposed request to reduce required building and parking setbacks along Route 7 to 50 feet. Applicant s Response (April 30, 2018): Comment noted. Comment Status: No further comments. cc: Lou Mosurak, AICP, Senior Coordinator, DTCI

44 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: October 19, 2016 TO: Richard Hancock, Project Manager Department of Planning and Zoning FROM: Rory L. Toth, CZA/CTM, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZCPA , ZRTD SPEX Northern Gate Hotel SPEX Northern Gate Hotel FAR First Referral Background These applications seek approval of a Zoning Concept Plan Amendment (ZCPA), a Rezoning in the Route 28 Tax District (ZRTD) and two Special Exceptions (SPEX) in order to 1) Rezone approximately 2.0 acres from PD-OP (Planned Development-Office Park) in the 1972 Zoning Ordinance to the PD-OP zoning district in the Revised 1993 Zoning Ordinance (Zoning Ordinance); 2) Amend the original rezoning (ZMAP ) and the more recently approved ZCPA ; 3) Permit a hotel use without the amenities listed in Section 5-611(C) of the Zoning Ordinance; and 4) Increase the permitted FAR from 0.6 to 0.7 to accommodate the proposed building. The subject property is located on the north side of Benedict Drive (VA Route 1010), south of VA Route 7, east of Bartholomew Fair Drive (VA Route 1792) and west of Potomac View Road (VA Route 637). The proposed use will be served by one full-movement driveway onto Benedict Drive (opposite the easternmost loop of Epicerie Plaza) and by inter-parcel connections located to the east and west. A vicinity map and site layout is provided as Attachment 1. In its consideration of these applications, the Department of Transportation and Capital Infrastructure (DTCI) reviewed materials received from the Department of Planning and Zoning on August 22, 2016 including (1) an information sheet, dated August 22, 2016; (2) a Statement of Justification prepared by the Applicant dated August 11, 2016; (3) a Traffic Impact Memorandum (TIS) entitled Northern Gate Hotel SPEX, prepared by Gorove Slade dated June 14, 2016, Route 28 Tax District Generalized Traffic Statement dated July 12, 2012 and Traffic Checklist dated August 8, 2016; and (4) a Zoning Concept Plan Amendment Plat, ZRTD Plat and Special Exception Plat (plan set), prepared by Bohler Engineering, dated July 22, 2016, revised through August 10, 2016.

45 ZCPA , ZRTD , SPEX Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI First Referral Comments October 19, 2016 Page 2 Compliance with the Countywide Transportation Plan The subject property is located within the Suburban Policy Area (Sterling 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 programmed transportation facilities, review of the Applicant s traffic study, 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 Bryd Highway (VA Route 7) (segment between the Fairfax County line and the intersection with Algonkian Parkway/Atlantic Boulevard) is currently designated by the 2010 CTP as a principal arterial that runs in an east-west direction along the northern frontage of the site. In the vicinity of the site, VA Route 7 currently operates as a controlled access six-lane median divided roadway (U6M), which is its ultimate condition as described in the 2010 CTP. A signal and left- and right-turn lanes are in place on the eastbound and westbound approaches at the intersection of Potomac View Road. According to 2015 Average Daily Traffic Volumes available from VDOT, this segment of Route 7 carries approximately 58,000 vehicles per day in the vicinity of the site. There are currently no bicycle and pedestrian facilities constructed along VA Route 7 in the vicinity of the site. Potomac View Road (VA Route 637) (from just south of Benedict Drive/Connemara Drive to Cascades Parkway) is classified by the 2010 CTP as a minor collector roadway with left- and rightturn lanes required at all major intersections. Potomac View Road runs in a north-south direction and currently operates in its ultimate condition as a two-lane undivided (R2) roadway south of Benedict Drive/Connemara Drive. North of Benedict Drive/Connemara Drive, Potomac View Road operates as a four-lane undivided roadway (U4). At the recently signalized intersection with Benedict Drive/Connemara Drive, left- and right-turn lanes are in place on both the northbound and southbound Potomac View Road approaches. According to 2015 Average Daily Traffic Volumes available from VDOT, Potomac View Road carries approximately 8,600 vehicles per day in the vicinity of the site. The 2003 Bike & Ped Plan categorizes Potomac View Road as a "baseline connecting roadway'' along which bicycle and pedestrian facilities are envisioned. The 2010 CTP calls for ultimate two-lane roadways to have a six-foot sidewalk constructed on each side of the roadway, and for ultimate fourlane roadways to have a 10-foot shared use path on one side and a six-foot sidewalk along the other side of the roadway. Currently, there is a sidewalk constructed along the eastern side of Potomac View Road just south of Route 7. There are no sidewalks located on the western side of the roadway between Route 7 and Benedict Drive.

46 ZCPA , ZRTD , SPEX Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI First Referral Comments October 19, 2016 Page 3 The approved Gatherings at Cascades Overlook development (ZMAP ), located approximately 1/10 mile south of the site, has proffered to provide a shared-use path along its Potomac View Road frontage and the Cascades Overlook development (ZMAP ) has proffered to provide a trail along its frontage with Potomac View Road. Benedict Drive (VA Route 1010) is a local/secondary road that runs in an east-west direction along the site's southern frontage. It currently operates as a four-lane undivided roadway (U4) from Bartholomew Fair Drive to Potomac View Road. East of Potomac View Road it is referred to as Connemara Drive. Traffic signals are in place at both ends of Benedict Drive (at Bartholomew Fair Drive and at Potomac View Road). The Applicant proposes to utilize the existing full-movement driveway onto Benedict Drive to access the site. According to 2015 daily traffic volumes from VDOT, Benedict Drive carries approximately 3,300 trips per day. The 2003 Bike & Ped Plan categorizes Benedict Drive as a "baseline connecting roadway'' along which bicycle and pedestrian facilities are envisioned. Per the 2003 Bike & Ped Plan (Chapter 4, Walkways & Sidewalks Policy 2a), all local/secondary roads are to have sidewalks on both sides of the roadway. Currently, a sidewalk is constructed along the site s frontage and westward to Bartholomew Fair Drive on the northern side of Benedict Drive, but no sidewalk is in place eastward from the site to Benedict Drive. It is noted that an eight-foot wide sidewalk has recently been constructed with the Cascades Overlook development on the south side of Benedict Drive. Review of Applicant s Traffic Memorandum The Applicant s traffic (trip generation) memorandum analyzed the impacts of the proposed 127 room hotel use on the surrounding roadway network during the weekday AM and PM peak hours. Trip Generation The Applicant s traffic (trip generation) memo used ITE s Trip Generation Report, 9th edition to project the trips generated by the 127 room hotel use on the subject property. Table 1 below summarizes the trip generation for the proposed use. As indicated in Table 1 below, the hotel use will generate approximately 49 trips during the AM peak hour, 51 trips during the PM peak hour, for a total of 623 weekday daily trips. Using PD-OP office uses at a 0.4 FAR under the 1972 Zoning Ordinance as a conservative comparison, under the current PD-OP zoning district, the proposed hotel use would generate 6 fewer trips in the AM peak hour, 1 fewer trip in the PM peak hour, and 238 more weekday daily trips. As noted earlier, the applications request approval of a ZRTD in order to remap the subject property to PD-OP under the Revised 1993 Zoning Ordinance and a SPEX to increase the FAR to 0.7. DTCI has also provided a comparison of trips for potential by-right development of PD-OP office uses (i.e. the most conservative trip generating use) in Table 1 at a 0.4 FAR under the 1972 Zoning Ordinance and at a 0.6 FAR by right and 0.7 FAR by SPEX under the Revised 1993 Zoning Ordinance in the AM peak hour, PM peak hour and weekday daily trips. Under this scenario, a 0.6 FAR of PD-OP office uses under the Revised 1993 Zoning Ordinance would generate 114 trips in the AM peak hour, 137

47 ZCPA , ZRTD , SPEX Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI First Referral Comments October 19, 2016 Page 4 trips in the PM peak hour and 802 weekday daily trips. This results in 32 more trips in the AM peak hour, 20 more trips in the PM peak hour and 213 more weekday daily trips than current zoning approvals. A 0.7 FAR of PD-OP office uses under the Revised 1993 Zoning Ordinance would generate 129 trips in the AM peak hour, 147 trips in the PM peak hour and a total of 902 weekday trips. This results in 47 more trips in the AM peak hour, 30 more trips in the PM peak hour and 313 more weekday daily trips than current zoning approvals. Table 1 - Trip Generation Comparison for Northern Gate Hotel Maximum Permitted By-Right Uses in the PD-OP Zoning District & Proposed Hotel Use ITE Code AM Peak PM Peak Weekday Total Proposed 127-Room Suites Hotel Revised 1993 Zoning Ordinance 0.7 FAR 100% Office w/ SPEX ,984 Revised 1993 Zoning Ordinance FAR 100% Office 52,272 SF Zoning Ordinance 0.4 FAR 100% Office- 34,848 SF Net Difference (1972 Zoning Ordinance 0.4 FAR Office minus Proposed Hotel Use under Revised 1993 Zoning Ordinance) Net Difference (Revised 1993 Zoning Ordinance 0.6 FAR Office minus 0.4 FAR Office in 1972 Zoning Ordinance) Net Difference (Revised 1993 Zoning Ordinance 0.7 FAR Office with SPEX minus 0.4 FAR Office in 1972 Zoning Ordinance) Source: Gorove Slade TIS dated June 14, 2016 and DTCI

48 ZCPA , ZRTD , SPEX Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI First Referral Comments October 19, 2016 Page 5 Transportation Comments and Recommendations DTCI staff has reviewed the Applicant s submitted materials and has the following comments and recommendations: 1. DTCI notes that proffers were not provided for review with this referral and the ZRTD plat does not limit the type of use(s) that may be located on the site. Therefore, regarding the hotel SPEX application, if the site is developed only with a hotel suites use, DTCI notes that the site will generate fewer AM, PM and total weekday trips than office uses allowed under a by-right scenario of 0.4 FAR under the 1972 Zoning Ordinance. However, if developed with office uses at a 0.6 FAR by right or at 0.7 FAR by special exception, the site will generate more trips in the AM peak hour, PM peak hour and total weekday trips than that allowed with current zoning approvals. 2. In order to facilitate safe pedestrian access for hotel guests crossing Benedict Drive to the restaurants and other amenities that are not proposed on-site within the hotel per SPEX , the Applicant should commit to constructing an off-site six-foot wide sidewalk (within the ROW or within a 10-foot wide public access easement) along the north side of Benedict Drive, traveling east toward Potomac View Road, where an existing crosswalk is in place. The sidewalk shall be shown on the first site plan for the use and/or construction plans and profiles, whichever is first in time, prior to its approval. Said sidewalk shall be in place prior to occupancy of the use on the property. 3. The 2010 CTP states that all land development applications adjacent to any existing and/or proposed arterial or major collector road will be designed to ensure that no residential and other type(s) of noise sensitive use(s) will have traffic noise impacts which occur when the predicted traffic noise levels approach or exceed the noise abatement criteria (contained in the 2010 CTP, Table 7-1), or when the predicted traffic noise levels substantially exceed the existing noise levels (2010 CTP, Chapter 7, Noise Policy 1). To this end, as the hotel is a noise sensitive use, the Applicant should commit to an evaluation of noise impacts along Route 7 (designated as an arterial by the 2010 CTP), consistent with the Noise Policies in Chapter 7 of the 2010 CTP, in conjunction with the first site plan or construction plan, whichever is first in time, and commit to implement the appropriate highway noise mitigation measures as identified in the noise study. The study shall be conducted by a certified professional engineer using the latest version of the Federal Highway Administration s Highway Traffic Noise Prediction Model. DTCI can provide the Applicant with the most recent ADT traffic volume projections for the CTP horizon year, as well as information regarding the ultimate conditions of Route DTCI defers additional comment to the Department of Planning and Zoning regarding the need for any enhanced buffering and/or screening due to the Applicant s proposed request to reduce required building and parking setbacks along Route 7 to 50 feet.

49 ZCPA , ZRTD , SPEX Northern Gate Hotel SPEX Northern Gate Hotel FAR DTCI First Referral Comments October 19, 2016 Page 6 Conclusion Upon resolution of Comments #2 and 3 noted above, DTCI could support the approval of these applications. DTCI staff is available to meet with the Applicant and discuss the comments noted in this referral. ATTACHMENT 1. Site Vicinity Map and Layout cc: Kathleen Leidich, AICP, Assistant Director, DTCI Lou Mosurak, AICP, Senior Coordinator, DTCI

50 Traffic Impact Memorandum Northern Gate Hotel SPX Page 2 June 14, 2016 Figure 1: Site Location Map Figure 2: Tax Map ATTACHMENT 1 Gorove/Slade

51 DATE: October 3, 2016 TO: FROM: Richard Hancock, Project Manager, Department of Planning and Zoning Buddy Rizer, Executive Director, DED Prepared By: George Hoddinott, Development Process Manager, DED SUBJECT: Northern Gate Hotel ZRTD , ZCPA , SPEX and SPEX The Department of Economic Development s (DED) analysis of the above applications are detailed below in the following sections. Applicant Proposal 1. A Zoning Map Amendment to rezone approximately 2 acres from PD-OP under the 1972 Zoning Ordinance to PD-OP under the Revised 1993 Zoning Ordinance; 2. A Zoning Concept Plan Amendment to amend the original rezoning (ZMAP ) and the more recently approved ZCPA ; 3. A Special Exception to allow a hotel use without the specific amenities listed in Section 5-611(C) of the Revised 1993 Zoning Ordinance; and 4. A Special Exception to increase the permitted FAR from 0.60 to 0.70 to accommodate the proposed building. DED Response Conversion of the property to the Revised 1993 Zoning Ordinance allows for additional uses not otherwise permitted under the 1972 Zoning Ordinance, which grants additional flexibility for developers to respond to current market demands. Additionally, increasing FAR strengthens development capacity and potential tax revenue in the Route 28 and Metrorail tax districts, which are important economic development areas in the County. Allowing the hotel use adds to the strength and diversity of lodging options in the County s tourism economy because it will be an Uptown Suites that offers a high-end guest experience for both domestic and international visitors. Please contact George Hoddinott, george.hoddinott@loudoun.gov or , for any follow-up questions or concerns. biz.loudoun.gov

52 Loudoun County, Virginia Department of Fire, Rescue and Emergency Management 801 Sycolin Road, Suite 200 Leesburg, VA Phone Fax Memorandum To: Richard Hancock, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: October 13, 2016 Subject: Northern Gate Hotel ZCPA , ZRTD , SPEX & SPEX Thank you for the opportunity to review the above captioned applications. 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 Cascades, Station 18/25 Travel Time minutes 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 Cascades, Station 18/25 5 minutes If you have any questions or need additional information, please contact me at c: Project file Teamwork * Integrity * Professionalism * Service

53 DEPARTMENT OF BUILDING AND DEVELOPMENT COUNTY OF LOUDOUN MEMORANDUM DATE: May 30, 2018 TO: FROM: Richard Hancock, Project Manager Anna Dougherty, Natural Resources Engineer THROUGH: Ryan Reed, Natural Resources Team Leader CC: Daniel Galindo, Community Planner Mark Depo, Zoning Planner Rory Toth, Transportation Planner SUBJECT: ZCPA , ZRTD , SPEX , SPEX , ZMOD Northern Gate Hotel (2 nd Submission) The Natural Resources Team (NRT) reviewed the Zoning Concept Map Amendment, received on May 1, 2018, on the cover sheet, and offers the following comments: Recommendations: 1) The proposed hotel is a noise sensitive use. Due to its proximity to Route 7 (a principal arterial roadway) staff recommends a noise study condition based on the Noise Study proffer template. A noise study was provided with the most recent ZCPA submittal. As the noise studies are reviewed and approved with the site plan documents and not the ZCPA documents (which are not construction documents), staff is recommending that a noise study condition be provided. 2) Staff requests additional information regarding the proposed stormwater management approach as stormwater is not mentioned in the Statement of Justification (SOJ) or on the Plat. a) Staff recommends that Low-Impact Development (LID) measures be implemented on the property and that a condition commitment consistent with the LID proffer template be provided. Floodplain Team Comments: 3) Staff is recommending that Notes 5 and 6 on Sheet 2 of the CDP plat be updated to reflect the Source of Floodplain Note provided below:

54 ZCPA /30/2018 Page 2 There is no floodplain on the property that is the subject of this application. The current Flood Insurance Rate Map (FIRM) of Loudoun County Community Panel Number for the property that is the subject of this application is 51107C0269E, effective February 17, County Urban Forester Comments: 4) At this time there are no County Urban Forester comments.

55 Hancock, Richard From: Sent: To: Cc: Subject: Zhu, Zhongqiang Wednesday, October 05, :50 AM Hancock, Richard Cain, Bill ZCPA NORTHERN GATE HOTEL Hi Richard I have reviewed the application there is no floodplain associated with this application. Therefore, the Floodplain Management Team has no comments to offer at this time. Thank you, Zhongqiang Zhu Water Resources Engineer **************************************************** Loudoun County Department of Building and Development, MSC 60 1 Harrison Street, SE, 3rd Floor PO Box 7000 Leesburg, VA Zhongqiang.Zhu@loudoun.gov 1

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57 September 20, 2016 Mr. Richard Hancock Department of Planning 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia Re: ZCPA ; ZRTD ; SPEX Northern Gate Hotel SPEX ; Northern Gate Hotel FAR Dear Mr. Hancock: Loudoun Water has reviewed the referenced referral application and offers no objection to its approval. Should offsite easements be required to extend public water and/or sanitary sewer to this site, the applicant shall be responsible for acquiring such easements and dedicating them to the Authority at no cost to the County of to the Authority. Public water and sewer service would be contingent upon the developer s compliance with the Authority s Statement of Policy; Rates, Rules and Regulations; and Design Standards. Should you have any questions, please do not hesitate to contact me. Sincerely, Julie Atwell Engineering Administrative Specialist

58 COUNTY OF LOUDOUN PARKS, RECREATION AND COMMUNITY SERVICES REFERRAL MEMORANDUM To: Richard Hancock, Project Manager, Planning and Zoning (MSC #62) From: CC: Mark A. Novak, Chief Park Planner, Facilities Planning and Development (MSC #78) Steve Torpy, Director Karen Sheets, Deputy Director Jeremy Payne, Deputy Director Kristen Blaylock-Reed, Chairman, PROS Board, Dulles District Amber Kerico, PROS Board, Sterling District Kenya Savage, PROS Board, Chair At-Large Allison Tinney, Open Space Member At-Large Kelly Foltman, Open Space Member At-Large Date: October 3, 2016 Subject: Northern Gate Hotel - ZCPA , ZRTD , SPEX-2016 & SPEX Election District: Sterling Sub Planning Area: Sterling MCPI # RECOMMENDATIONS: The Department of Parks, Recreation and Community Services (PRCS) has reviewed the Applicant s proposal and would have no objections to it approval as presented. However, PRCS defers to other referral agencies for additional comments. If you have any questions or concerns regarding these comments, please do not hesitate to contact me at or mark.novak@loudoun.gov.

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