STAFF REPORT. Proffer Amendment #PLN , The Glen Parcel 3C (Occoquan Magisterial District)

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1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning September 23, 2011 STAFF REPORT Proffer Amendment #PLN , The Glen Parcel 3C (Occoquan Magisterial District) Planning Commission Public Hearing Date: October 5, 2011 Staff Recommendation: Approval I. Background is as follows: A. Request This is a request to amend the proffers for Rezoning #88-52, as subsequently amended by 91-09, 95-19, 98-32, , , , and , to allow one (1) additional pad site on Parcel 3C (part of) for The Glen shopping center. The proposed new pad site will be used for a potential retail/office use. Parcel 3C is the retail/office section of The Glen mixed use development, which includes a combination of a grocery store/supermarket, retail stores, restaurants, medical offices, banking facility, and general offices. Use Parameters The Gen, Parcel 3-C (shopping center) Pad Sites (Commercial/retail landbays) Existing B-1 Zoning, as proffered by #PLN and other subsequent rezonings Total of 2 pad sites allowed (existing) Proposed, as per Proffer Amendment to The Glen, Parcel 3-C (PRA #PLN ) Total of 3 pad sites allowed (1 additional pad site being proposed, without drive-thru) Maximum building area 173,000 square feet (SF) 173,000 SF(unchanged) An Equal Opportunity Employer

2 September 23, 2011 Page 2 B. Site Location The site is located at the northeastern intersection of Old Bridge Road and Prince William Parkway. The ±16.06 acre site is identified on County maps as GPIN and The specific location of the proposed additional pad site is along and to the north of Old Bridge Road, directly to the east of a McDonald s restaurant and directly to the west of the Capital One Bank, which both have drive-thru facilities. The proposed pad site is located in the southwest/central portion of Parcel 3C within The Glen mixed use development. It is important to note that the portion of Parcel 3C containing the parcel owned by McDonald s is not being developed through this Proffer Amendment. Rather, it is being included because the existing proffers pertain to the full extent of Parcel 3C, which contains two GPINs. The additional pad site being proposed is contained along the southern/central edge of GPIN , which encompasses ±14.75 acres. (see Attachment A for maps) C. Comprehensive Plan The subject site is currently designated CEC, Community Employment Center, and ER, Environmental Resource, in the Comprehensive Plan. D. Zoning/Acreage The entire site contains two parcels and has a total combined land area of ±16.06 acres and is zoned B-1, General Business. Parcel 3C, which is the focus of this proposed proffer amendment, contains The Glen shopping center. Also, the site is located within the Old Bridge Road Highway Corridor Overlay District (HCOD). (see Attachment A for maps) E. Surrounding Land Uses The subject property for the new proposed pad site is located along the north side of Old Bridge Road, and to the east of a McDonald s restaurant with a drive-thru facility and to the west of a Capital One Bank building with a drive-thru facility. Old Bridge Road is to the immediate south, and parking lot and drive aisle area associated with the shopping center is located to the north. (see Attachment A for maps) II. Current Situation is as follows: A. Office of Planning Recommendation The Office of Planning recommends approval of, subject to the proffers dated September 12, (see Attachment B for the staff analysis) B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for October 5, 2011.

3 September 23, 2011 Page 3 III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use Is the proposed use consistent with those uses intended by the current CEC designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions in effect July 1, 2006? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Comments Have other jurisdictions raised any issues? D. Legal Uses of the Property What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? E. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the proffers dated September 12, 2011, as found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use This specific proposal is to allow an additional pad site within the Parcel 3C portion of The Glen mixed use development to be developed as a retail/office use. Such uses may be compatible within the CEC land use designation, as proffered and within the context of The Glen development. The proposed proffer amendment to allow an additional pad site for retail/office/commercial use is consistent with the overall intent of the CEC land use designation. This additional use will be compatible with the existing site conditions and will not exceed the maximum building area limitation for the property. Although the site is zoned B-1, this zoning district does not implement the CEC land use designation. However, with the proffered types of uses, phases, layout, and other design controls, it offers an integrated development and allows The Glen as a whole to meet the intent of CEC.

4 September 23, 2011 Page 4 b) Level of Service (LOS) In the context of the entire development and this surrounding area, the proposed one additional pad site space generates minimal impacts to the levels of service that are associated with this development. However, there are two noteworthy changes: i) Off-Site Road Contribution, which is stated in proffer 9. The specific change was to increase the monetary contribution from 20 cents to 26 cents per square foot of gross building area, exclusive of structured parking, for office uses for each building constructed in the B-1 zoning district, which is to be used for transportation improvements in the Ridgefield Road/Old Bridge Road/Prince William Parkway (formerly Davis Ford Road) corridor. ii) A Fire and Rescue monetary contribution of $0.61 per square foot of any newly constructed building on the proposed pad site has been proffered. Although the exact size of the building on the pad site is not known at this time, this contribution will be made prior to final site plan approval. Aside from the two above, all of the public improvements and monetary contributions proffered with the original rezoning for The Glen are in progress or have been fulfilled. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has received no comments from surrounding property owners. 3. Other Jurisdiction Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property The property could be developed with uses permitted in the B-1, General Business zoning district, and subject to the amended proffers dated September 12, Legal issues resulting from the Planning Commission action of approval would be addressed by the County Attorney. 5. Timing The Planning Commission has until January 3, 2012, 90 days from the first public hearing date, to take action on this proposal. Approval of the proffer amendment would meet this 90-day requirement.

5 September 23, 2011 Page 5 B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use If the proffer amendment application is denied, the site can still be developed, as proffered by PRA #PLN and all preceding proffer amendments for Parcel 3C of The Glen mixed use development. b) Level of Service (LOS) There would be no impact on LOS if the proffer amendment is denied. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has received no comments from surrounding property owners. 3. Other Jurisdictional Comments This project is not located near the border of other jurisdictions. 4. Legal Uses of the Property The additional pad site would not be allowed. The property could still be developed with uses permitted in the B-1, General Business zoning district, subject to the proffers associated with PRA #PLN , and all other related and preceding rezonings. Legal issues resulting from the Planning Commission action of denial would be addressed by the County Attorney. 5. Timing The Planning Commission has until January 3, 2012, 90 days from the first public hearing date, to take action on this proposal. Denial of the proffer amendment would meet this 90-day requirement. V. Recommendation is that the Planning Commission accepts Alternative A and recommends approval of, subject to the proffers dated September 12, 2011.

6 September 23, 2011 Page 6 Staff: Scott F. Meyer, x 6876 Attachments A. Area Maps B. Staff Analysis C. Proposed Proffers D. General Development Plan E. Historical Commission Resolution

7 Attachment A Maps VICINITY MAP Page A-1

8 Attachment A Maps AERIAL MAP Page A-2

9 Attachment A Maps LONG-RANGE LAND USE MAP Page A-3

10 Attachment A Maps ZONING MAP Page A-4

11 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of this proffer amendment to request one additional pad site to be developed in the southwestern portion of Parcel 3C of The Glen mixed use development and along Old Bridge Road. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use Yes The proposed proffer amendment to allow an additional pad site for retail/office/commercial use is consistent with the overall intent of the CEC land use designation. This additional use will be compatible with the existing site conditions and will not exceed the maximum building area limitation for the property. The site is zoned B-1, which does not implement the CEC land use designation. However, with the proffered types of uses, phases, layout, and other design controls, it offers an integrated development and still allows The Glen as a whole to meet the intent of CEC. Community Design Yes All existing proffers that pertain to landscaping for The Glen development will remain intact and unaffected by this proffer amendment. Where needed, supplemental plantings will be required to provide adequate screening. Since Old Bridge Road lies within a Highway Corridor Overlay District (HCOD), there is a proffer to install buffering/landscaping in a manner that is harmonious and context-sensitive with the adjacent sites and within the planting area limitations due to the utilities along Old Bridge Road. The Glen shopping center already contains proffers that address architectural, signage, urban design amenities, and onsite lighting. LOCCA/PELT review of architectural design/styling of building and landscape details has been proffered as a condition prior to site plan approval. Cultural Resources Yes The site has been previously disturbed through the development/grading of the shopping center. As such, no further archaeological or cultural resource studies are needed. Page B-1

12 Attachment B Staff Analysis Environment Yes As this pad site has previously been cleared and graded and stormwater management (SWM) is existing; there are no significant environmental issues present with this proposed proffer amendment. An existing SWM/BMP wet pond facility is located approximately 1,000 feet to the northeast of this proposed pad site. This existing SWM pond was designed to accommodate the stormwater runoff from the ultimate build-out of the shopping center development, including this additional pad site, and was included in original runoff calculations. All pertinent stormwater management regulations and grading/clearing will be addressed during site plan review. Fire and Rescue Yes The property is within the preferred 4.0-minute response time for fire suppression and basic life support services as well as the 8.0-minute response time for advanced life support services. The applicant has proffered the standard monetary contribution of $0.61 per square foot of new building area to be constructed on the additional pad site. In addition, there is a proffer that commits to install sprinklers in each building constructed. However, the responding station is over capacity with a station work load of 103%, which has been cited as a weakness. Police Yes No significant additional impact to police services is anticipated. Also, as proffered, any onsite graffiti to the subject site will be reported and removed. Potable Water Yes The applicant shall be responsible for the costs of design and construction of all on-site and off-site public water facilities, if needed. Sanitary Sewer Yes The applicant shall be responsible for the costs of design and construction of all on-site and off-site public sewer facilities, if needed. Transportation Yes As proffered on the GDP, the pad site will be accessed through the existing shopping center. All access ways and drive aisles exist and will be unchanged by the development of this additional pad site. Interparcel connection is proposed between the pad site and the bank facility to the east. Also, during final site plan review, all parking requirements will need to be met. As proposed, this additional pad site will not cause the LOS to deteriorate below D along Old Bridge Road. Page B-2

13 Attachment B Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the land use and zoning details (see maps in Attachment A): Direction Land Use Long-Range Land Use Zoning Map Designation North The Glen mixed-use development CEC; ER B-1 (retail/commercial shopping center and parking); Church-on-the-Move facility. South Old Bridge Road; Vacant across CEC B-1; R-16 street in parts; Veterinary hospital and Glen Oaks condominiums. East The Glen mixed-use development CEC; ER B-1 (retail/commercial shopping center and parking); CVS pharmacy across street along Touchstone Circle. West The Glen mixed-use development (retail/commercial shopping center and parking); Exxon gas station across street along Touchstone Circle. CEC B-1 Long-Range Land Use Plan Analysis Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services for residents and employers needs. The Long Range Land Use Plan sets out policies and action strategies that further the County s goal of concentrating population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a high-quality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. The subject of the proffer amendment is a vacant pad site between the existing McDonald s restaurant and the existing Capital One Bank along the frontage of Old Bridge Road. This property as a whole is located within the Development Area of the County and is currently designated as CEC, Community Employment Center, and ER, Environmental Resource. The scope of this proffer amendment is to propose an additional pad site on the southwestern portion of Parcel 3C within The Page B-3

14 Attachment B Staff Analysis Glen mixed use development. The following table summarizes the uses and densities intended within the existing land use designation: Long-Range Land Use Map Designation Community Employment Center (CEC) (Includes proposed additional pad site and majority of The Glen shopping center as currently mapped on Land Range Land Use plan map) Environmental Resource (ER) (Includes eastern portion of The Glen shopping center, and not subject proposed additional pad site as currently mapped on Land Range Land Use plan map) Proposal s Strengths Intended Uses and Densities The purpose of the Community Employment Center classification is to provide for areas of low- to mid-rise offices (including government offices, particularly those for Prince William County agencies), research and development, lodging, and mixed-use projects planned and developed in a comprehensive, coordinated manner. CEC projects shall be located at or near the intersection of principal arterials and major collector roads, or at commuter rail stations. Residential uses shall be considered secondary uses and shall represent no greater than 25 percent of the total CEC gross floor area of the project. Drive-in/drive-through uses are discouraged. Single-family attached or multifamily housing including elderly housing is permitted, at a density of 6-12 units per gross acre, less the ER, Environmental Resource-designated portion of a property. Development in CEC projects shall occur according to an infrastructure implementation plan submitted at the time of rezoning. The intent of this plan is to ensure that critical infrastructure for office, employment and lodging uses is developed adequately for each phase of the project. Development shall also occur according to a phasing plan that must ensure that office, employment and lodging uses are always the primary uses within the area rezoned. Office development in CEC areas is encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a supplement to the Community Design Plan chapter of the Comprehensive Plan and available from the Planning Office. A minimum office building height of 3-5 stories is preferred. This classification is explained in detail within the Environment Plan. Therein are located goals, policies, action strategies, and other Plan components designed to protect the sensitive nature of the identified resources. Environmental Resources include all 100-year floodplains as determined by the Federal Emergency Management Act (FEMA), Flood Hazard Use Maps or natural 100-year floodplains as defined in the Design and Construction Standards Manual, and Resource Protection Areas (RPAs) as defined by the Chesapeake Bay Preservation Act. In addition, areas shown in an environmental constraints analysis submitted with a rezoning or special use permit application with wetlands; 25 percent or greater slopes; areas with 15 percent or greater slopes in conjunction with soils that have severe limitations; soils with a predominance of marine clays; public water supply sources; and critically erodible shorelines and stream banks are considered part of the Environmental Resource Designation. Page B-4

15 Attachment B Staff Analysis Long-Range Land Use Plan The proposed proffer amendment is consistent with the overall surrounding development within The Glen shopping center. This additional use will be compatible with existing site conditions and will not exceed the maximum retail/office building area limitation of 173,000 square feet for the property. Therefore, as proffered, the additional pad site will allow for uses that are consistent with the uses within Parcel 3C. For the purposes of the development as a whole, the intent of the CEC use designation is satisfied. Proposal s Weaknesses B-1 zoning does not implement the CEC land use designation. On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. The plan also includes illustrative gateway/corridor design guidelines that recommend streetscaping elements (architecture, landscaping, signage, lighting, street furnishings, and pedestrian connections) to be incorporated into projects within the five gateways and corridors. Proposal s Strengths Landscaping All existing proffers that pertain to landscaping for The Glen development will remain intact and unaffected by this proffer amendment. Where needed, supplemental plantings will be required to provide adequate screening. There is a commitment to install Highway Corridor Overlay District (HCOD) buffering/landscaping between the two existing pad sites along Old Bridge Road, which includes the new proposed pad site, in a manner that is harmonious and context-sensitive with the adjacent sites and within the limitation areas of the utilities along Old Bridge Road. Page B-5

16 Attachment B Staff Analysis The Glen shopping center also contains proffers that address architectural, signage, urban design amenities, and onsite lighting. These commitments will continue and remain unaffected through this proffer amendment. LOCCA/PELT or other equivalent citizens group review of architectural design/styling of building and landscape details is being proffered as a condition prior to site plan approval. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. The project area for the subject application has already been developed and graded, as it is an existing shopping center at a major intersection. No archaeology or additional cultural resources analysis is requested. The Historical Commission discussed this item at its March 8, 2011 meeting and recommended no further work. Proposal s Strengths None identified. Proposal s Weaknesses None identified. Page B-6

17 Attachment B Staff Analysis On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. The following site conditions are noted: None of the site contains Resource Protection Area (RPA) per Chesapeake Bay Preservation Area overlay maps and no slopes greater than 15%. This site is located in Subwatershed #432, which drains into an unnamed tributary to Beaver Creek, which is a tributary to the Occoquan River for the Occoquan River watershed. This site has been previously disturbed (cleared and graded) with the development of the surrounding shopping center. The site is currently a grassed lot with no structures or paving. A drainage swale exists on site and storm water from this site is piped and flows to the shopping center wet pond. Proposal s Strengths An existing SWM/BMP wet pond facility is located approximately 1,000 feet to the northeast of this proposed pad site. This existing SWM pond was designed to accommodate the stormwater runoff from the ultimate build-out of the shopping center development, including this additional pad site, and was included in original calculations. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Environment Plan. Page B-7

18 Attachment B Staff Analysis Fire and Rescue Plan Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County s goal of protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR) training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The nearest responding station is OWL-Lake Ridge Fire & Rescue Station #14. According to the FY 2011 data, which has recently become available, it is estimated that there are approximately 4,127 responses for the two tactical units at this station, which is above the recommended standard of 2,000 responses per unit. The station work load is at 103%. The site is within the recommended 4.0-minute response time for fire suppression and basic life support and within the 8.0-minute response time for advanced life support services. Proposal s Strengths Response Times The site is located within the recommended 4.0-minute response time for fire suppression and basic life support, and the 8.0-minute response time for advanced life support. Monetary Contribution The applicant is proffering the $0.61 per square foot of new building area to be constructed on the additional pad site, which is standard policy. Sprinklers in New Buildings The applicant provided a proffer that commits to install sprinklers in each building constructed. Proposal s Weaknesses Station Capacity According to the recently available FY 2011 data, this station workload is at 103% capacity, which is still over capacity. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Page B-8

19 Police Plan Analysis Attachment B Staff Analysis Residents and businesses expect a high level of police service for their community. This service increases the sense of safety and protects community investments. The Police Plan is designed to promote Prince William County s public safety strategic goal to continue to be a safe community, reduce criminal activity, and prevent personal injury and loss of life and property, as well as to ensure effective and timely responses throughout the County. This chapter encourages funding and locating future police facilities to maximize public accessibility and police visibility as well as to permit effective, timely response to citizen needs and concerns. The chapter recommends educational initiatives, such as Neighborhood and Business Watch, and Crime Prevention through Environmental Design (CPTED), which encourages new development to be designed in a way that enhances crime prevention. The chapter also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. The Police Department does not feel that this application for a proffer amendment will have any significant impact on police services at this time. However, the applicant is strongly encouraged to implement Crime Prevention Through Environmental Design (CPTED) recommendations with the site design. Proposal s Strengths Graffiti Removal The applicant has proffered to promptly report and remove graffiti from any structures and surfaces on the pad site. Parking Lot Lighting With the previous rezoning, onsite parking area lighting has been proffered and will be directed downward. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the development area, and the use of private wells or public water in the rural area. This property is within the Prince William County Service Authority service area. As such, it is required to connect to public water. Page B-9

20 Attachment B Staff Analysis The subject property is within the Development Area of the County and is thereby required to utilize public water to develop. The applicant shall plan, design and construct all on-site and offsite water utility improvements necessary to develop the subject property and the above listed requirements in accordance with applicable Service Authority, County and State requirements, standards and regulations. Approval of this proffer amendment does not guarantee or provide assurance of water capacity availability for development of said property. Available utility system capacities are allocated on a first-come-first-served basis to zoned properties having approved final site/subdivision plans upon filing the required application and full payment of all associated utility fees/charges. Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sanitary Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sanitary Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the development area, and the use of either private or public sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area. The property is within the Prince William County Service Authority service area. As such, it is required to connect to public sewer. The subject property is within the Development Area of the County and is thereby required to utilize public sewer to develop. The applicant shall plan, design and construct all on-site and offsite sanitary sewer utility improvements necessary to develop the subject property and the above listed requirements in accordance with applicable Service Authority, County and State requirements, standards and regulations. Approval of this proffer amendment property does not guarantee or provide assurance of sanitary sewer capacity availability for development of said property. Available utility system capacities are allocated on a first-come-first-served basis to zoned properties having approved final site/subdivision plans upon filing the required application and full payment of all associated utility fees/charges. Page B-10

21 Attachment B Staff Analysis Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan. Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. PROFFER AMENDMENT ANALYSIS The only major change to the proffers is that instead of two (2) pad sites, the applicant is allowed up to three (3) pad sites. Based on further review, the additional pad site is acceptable, provided the applicant follows all DCSM requirements and standards for this proposed use, and provided this pad use does not become a drive-thru use. Also, Proffer 9 has been updated to change the off-site road contribution for office uses from 20 cents per square foot of gross business area to 26 cents per square foot of gross business area. If the future use on the additional pad site is a restaurant with a drive-thru facility, a Traffic Impact Analysis (TIA) will be required with the analysis of a special use permit. Page B-11

22 Attachment B Staff Analysis The following table provides information concerning the most current weekday daily volumes and levels of services of roadways important to this development: Roadway Name Number of Lanes 2009 VDOT Volume 2005 Daily LOS Old Bridge Road 4 35,000 vpd C Development of the additional pad site use will not deteriorate the level of service of this road below LOS D. Proposal s Strengths All existing site access points to the shopping center are being left intact and unchanged through this proffer amendment. As proffered, there is a commitment to perform a TIA if a drive-thru use is proposed, concurrent with an SUP process. An interparcel connection is to be provided between the subject pad site and the drive-thru bank facility to the east. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: Minimum Design Criteria The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. All current Zoning Ordinance and Design and Construction Standards Manual (DCSM) requirements must be satisfied. A Proffer Analysis was provided that enabled staff to gain a more comprehensive view of the proposed Proffer Amendment for Parcel 3C. After further review, there are no amendments being proposed to the existing proffers that would cause conflict or inconsistency with staff being able to support an on-balance recommendation of approval. Page B-12

23 Attachment B Staff Analysis It is important to note that the parcel containing the McDonald s restaurant is listed in the subject proffer amendment since it is included in Parcel 3C, which is the focus of this proposal. However, there is no development being proposed for the McDonald s parcel and it will remain unchanged through this proffer amendment. Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant comprehensive plan chapters of this report. Individual comments are in the case file in the Office of Planning: County Archaeologist PWC Historical Commission PWC Planning Office / Proffer Administration PWC Police / Crime Prevention PWC Public Works Watershed / Environmental PWC Service Authority PWC Transportation Virginia Department of Transportation Page B-13

24 Attachment C Proposed Proffers Dated September 12, 2011 PROFFER STATEMENT Re: PRA #PLN ,/ Amendment to The Glen, Phase 5, Section 2 Prior Rezoning # 88-52, (whole), as amended by (whole), (RM-1, Parcel 2), (Part of Parcel 3A, part), (Parcel 47A/ and part of parcel 3B), (Parcel 3A, w-whole), (Phase 5, Section 2 / Part of Parcel 6) and (Parcel 7 (whole) Owner and Applicant: Property: Land Management Group, Inc. Coles Magisterial District, Prince William County, Virginia Property: Parcel 6 (portion), The Glen THE GLEN, Parcel 3-C (part of) GPIN (14.75 acres) Parcel Name: THE GLEN, Parcel 3-C, Occoquan Magisterial District GPIN Nos.: Date: October 19, 2001 September 12, 2011 The undersigned, Saul Holdings Limited Partnership, applicant herein and owner of GPIN , does hereby proffers that the use and development of the subject applicant s property shall be in strict accordance with the following conditions and shall supersede all other proffers made prior hereto. In the event the above referenced zoning is not granted as applied for by the Applicant, the underlined below described proffers shall be withdrawn and are null and void and the proffers accepted in connection with rezonings # 88-52, as amended by rezoning # 91-09, and 95-19, as amended by Proffer Amendments 98-32, , and #PLN , PLN and PLN , shall remain in full force and effect. The heading of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. References in this Proffer Statement to the Plan shall refer to that plan identified as Illustrative Master Plan, dated January 26, 1989, with a final revision date of March 27, 1989, and prepared by The Planning Alliance, Inc. References to Parcel 1 through Parcel 7 shall refer to the parcels identified on the Parcel Key Map set out in the left hand corner of the Plan. References in this Proffer Statement to the Plan, in relation to the applicant s property which is part of Parcel 3-C and is zoned B-1, shall refer to the General Development Plan entitled THE GLEN, PARCEL 3-C, prepared by The Engineering Groupe, Inc. and dated January 12, 2011, revised through September 12, 2011, which updates said Illustrative Master Plan. A. PROFFERS APPLICABLE TO B-1, R-T, AND RM-1 ZONES Page C-1

25 Attachment C Proposed Proffers Dated September 12, TRANSPORTATION: a. The Applicant shall construct the main spine road for the property in the location and as generally shown on the plan. The exact alignment shall be determined at site plan stage and upon final engineering. However, in no event shall the right of way for said spine road be any closer to the boundary line between the property and Tax Map Parcels # and # than 100 feet. a. The access points to the property from Old Bridge Road and Davis Ford RoadPrince William Parkway shall be limited to those shown on that plan identified as Transportation Plan, dated October 27, 1987, with a final revision date of March 27, 1989, and prepared by The Planning Alliance, Inc. (the Transportation Plan ), as updated for the applicant s property by the General Development Plan entitled THE GLEN, PARCEL 3-C, prepared by The Engineering Groupe, Inc. and dated January 12, 2011, revised through September 12, The exact location of access points shall be determined at site plan stage and upon final engineering. b. In the event a restaurant with drive-up window service is proposed on the subject site in the future and a special use permit is required pursuant to Section of the Zoning Ordinance, the Applicant shall provide a traffic impact analysis if deemed necessary by the County at the time of application for the special use permit. i. The Applicant shall construct improvements to both sides of Old Bridge Road and to the north side of Davis Ford Road, west of its intersection with Old Bridge Road, said improvements consisting of asphalt widening to provide an additional travel lane across the full frontage of the property in lieu of right turn/deceleration lanes. Said improvement shall be constructed within the existing right of way for Old Bridge Road and Davis Ford Road and shall be phased in conjunction with the development of the Property. a. The Applicant agrees to dedicate up to a maximum of sixty-eight (68) feet for right-of-way beginning at that point approximately 750 feet east of the intersection of Old Bridge Road and Davis Ford Road and said 68 foot right of way to traverse Parcel(s) 6 and/or 7 to Old Bridge Lane to a point on Applicant s property across from the currently planned entrance to the Camp VI Recreation facility (Camp VI Connector Road), all as generally shown on the Plan. (i) The Applicant agrees to contribute up to a maximum of one-half of the cost of construction of the Camp VI Connector Road from Old Bridge Road to Old Bridge Lane. Applicant shall have no Page C-2

26 Attachment C Proposed Proffers Dated September 12, 2011 responsibility for right of way dedication or construction of Old Bridge Lane. Applicant shall receive a credit for its share of the cost of Camp VI Connector Road against its earliest due monetary contribution for off-site road improvements. (i) (i) (i) Applicant at its sole cost agrees to plan for and design the Camp VI Connector Road as a part of the plans referred to in proffer E.1.b. Assuming entrances to Parcel 7 from Old Bridge Lane and the Camp VI Connector Road are approved by VDOT and Prince William County as generally shown on the Transportation Plan, then the entrances shown serving Parcel 7 on the Transportation Plan from Old Bridge Road and Davis Ford Road shall be deleted. The obligations of the Applicant set forth in this proffer A.1.d are contingent upon all of the following: (p) (r) (t) The crossover along Old Bridge Road being approved and granted at the intersection of the Camp VI Connector Road and Old Bridge Road; and The strip of ground which exists between the Applicant s Property and Old Bridge Lane as generally depicted on the Plan being acquired at no expense to the Applicant so as to allow for the connection of the Camp VI Connector Road to Old Bridge Lane; and Old Bridge Lane form its intersection with Davis Ford Road to the Camp VI Connector Road being a public road; and (d) That residue portion of ground which will exist at and along the northwestern intersection of Davis Ford Road and realigned Old Bridge Lane being conveyed at no cost to the Applican 2. STORMWATER MANAGEMENT: a. Stormwater management for the property shall be designed and maintained pursuant to Best Management Practices criteria. b. Applicant shall construct wet ponds to Best Management Practices standards in Parcels 1, 3B, and 3-C, generally as shown on the Plan. The exact size and Page C-3

27 Attachment C Proposed Proffers Dated September 12, 2011 location of said ponds shall be determined at site plan stage and upon final engineering. c. Upon request, Applicant agrees to provide the owner of Tax Map Parcel (currently Rogers) copies of preliminary plan and final engineering of the stormwater management plans as they affect this parcel and review same with owner. Applicant agrees to take every reasonable action necessary to minimize the affect of stormwater on said lot. If authorized by Prince William County, Applicant agrees not to construct any stormwater pipe in undisturbed buffer area between Rogers lot and spine road. 3. PEDESTRIAN TRAILS: The Applicant shall provide pedestrian trails incorporated into the sidewalks provided in Parcel 3-C, throughout the property, as generally shown on that plan identified as Trail Plan, dated October 27, 1987, with a final revision date of March 27, 1989 and prepared by The Planning Alliance, Inc., as updated for the applicant s property by the General Development Plan entitled THE GLEN, PARCEL 3-C, prepared by The Engineering Groupe, Inc. and dated January 12, 2011, revised through September 12, In addition, the Applicant shall extend the trail system to the perimeter of the property adjacent to Old Bridge Lane to provide access to the proposed Camp VI recreational area, and assuming a connection is available to the perimeter of the Property adjacent to the Westridge Development, to provide access to the trail system within said development. 4. RECREATION: 1.1. Those portions of the pedestrian trail system which are not incorporated into the sidewalks to be provided with the development shall be constructed of asphalt. a. The Applicant shall provide on-site recreational amenities for the residential portions of the Property, which shall include at a minimum the following: one pool with bath house, to be located in Parcel 6; two tennis courts and one tot lot in each of Parcels 1, 2 and 6. Said tennis courts and tot lot shall be centrally located in Parcel 2 and connected to the pedestrian sidewalk system. b. The Applicant shall contribute to the Board of County Supervisors of Prince William County the sum of $ per townhouse unit in Parcel 2, said contribution to be used for recreation purposes. Said contribution shall be made on a per unit basis at the time of issuance of a building permit for each townhouse unit to be constructed in Parcel 2. Page C-4

28 Attachment C Proposed Proffers Dated September 12, 2011 c. For those portions of the Property which are in the residential zoning districts, the Applicant shall form a single umbrella organization which shall be responsible for administering and maintaining the recreational facilities and open space areas to be provided in the residential portion of the Property. 4. BUFFERS AND SCREENING: a. All buffer areas referred to in this proffer statement shall be left undisturbed wherever possible, except for installation of utilities and grading for streets and parking areas. Where installation of utilities or grading for streets and parking areas is necessary within the buffers, the Applicant shall provide supplemental plantings for the purpose of adequate screening within the buffers. b. The Applicant shall construct an eight (8) foot high, board-on-board fence within the buffer areas located on those portions of the Property zoned R-T and B-1 adjacent to the Laurel Hills subdivision. c. The Applicant shall specifically provide the following in the area that the spine road is closest to Laurel Hills Subdivision: i. An eight-foot high board-on-board fence with the top two (2) feet being decorative in nature. This fence shall be located as close to the road as engineeringly possible and shall contain brick piers periodically spaced and periodic indentations to allow for internal landscaping on the east side of the fence as generally depicted on that plan identified as Laurel Hills Buffer and Fence Section, dated April 19, 1989 and prepared by The Planning Alliance, Inc. General limits of the decorative portion of the fence shall be shown on that plan identified as Laurel Hills Landscape Buffer Plan, dated April 19, 1989 and prepared by The Planning Alliance, Inc. This fence shall tie to the board-on-board fence described in 5.b above. ii. The Applicant shall plant the area along the decorative fence on the west side as described and set forth on the above-referenced Laurel Hills Landscape Buffer Plan. iii. If requested by a majority of the lot owners within the Laurel Hills subdivision, the Applicant shall provide additional fencing perpendicular to that provided above, along the common boundary line between Tax Map Parcel and Tax Map Parcel , and also along the common boundary line between the Tax Map Parcel and Tax Map Parcel Said fence shall extend from the fence referenced in Page C-5

29 Attachment C Proposed Proffers Dated September 12, 2011 Paragraph 5.c.i above, to the edge of the existing woods line on Parcel iv. If requested by the owner of Tax Map Parcel (currently Rogers), Applicant shall further plant on Rogers lot additional plantings as described in that letter from Applicant to Rogers dated April 3, PHASING OF NON-RESIDENTIAL AND RESIDENITAL: a. The Applicant agrees to undertake processing of the site plans for the first phase of non-residential development of the Property concurrently with or prior to the processing of plans for the first phase of residential development. b. The Applicant shall commence construction of the first non-residential building to be located in Parcel 3-A on or prior to July 1, SIGNAGE: a. All freestanding signage for the Property shall be of a monument type, shall not exceed ten (10) feet in height, and shall contain at least a two (2) foot base. Signs shall be coordinated, in terms of design and building materials, with the portion of the property served by each said sign. B. PROFFERS APPLICABLE TO RM-1 ZONING DISTRICT 1. UNIT CAP: a. Parcel 2 shall be developed with a maximum of no more than 180 dwelling units. b. Within Parcel 6, no more than 180 dwellings units shall be constructed. 2. ARCHITECTURE: a. Basic Design The design of the townhouse units to be constructed in Parcel 2 shall be substantially similar in style and architecture to that rendering identified as Exhibit A, The Glen, Parcel 2, P.C. Associates, dated February 17, 1995 a copy of which rendering has been provided to the Planning Office. The mix of units shall vary from building to building. The bay window roof on the front of the units shall be copper. The fronts of the units shall be brick. The side elevation of the end unit facing Old Bridge Road of any townhouse row facing Old Bridge Road (including a fireplace chimney, if any) where located within 75 feet of the Page C-6

30 Attachment C Proposed Proffers Dated September 12, 2011 right-of-way of Old Bridge Road shall be brick. The side of the end units and the jogs in the front shall be siding. A bay window and another window shall be installed on the side of the end units. Each building shall use only one trim color and one roof color. Trim and roof colors may vary from building to building. A minimum of 10% of the townhouse units shall have dimensions of 20 x 42. In no case shall the townhouse units measure less than 20 x 36. The Applicant shall make a reasonable attempt to locate the townhouses along Old Bridge Road in a manner so that the front of the townhouse rows or the end of the townhouse rows face Old Bridge Road. b. Design Options The design of the townhouse units in Parcel 2 shall be consistent with the above and shall provide for the following: i. Brick facing shall be offered as an option on the side elevation of the end units, except as otherwise provided above. ii. iii. Fireplace chimneys shall be offered as an option throughout the development. Fireplace chimneys may be brick or siding, except as otherwise provided above. Brick facing on the side elevation of the end units below the first floor level shall also be offered as option, except as otherwise provided above. c. The design of the units to be constructed in Parcel 6 shall be similar in style and architecture to that rendering identified as Eightplex Prototype, a copy of which rendering has been provided to the Planning Office or condominium townhouse units identified as a seven unit building on the attached rendering. d. The height of the units to be constructed in Parcel 6 shall not exceed 42 feet. e. The exterior colors of the units to be constructed in Parcel 6 shall be compatible with those of the units existing as of the date of this proffer amendment. 3. SCHOOL CONTRIBUTION: The Applicant shall contribute to the Board of Supervisors of Prince William County the sum of $ per dwelling unit in the RM-1 zoning district and $ per townhouse unit in Parcel 2 of the RM-1 zoning district, said contribution to be used for school purposes. Said contribution shall be made on a Page C-7

31 Attachment C Proposed Proffers Dated September 12, 2011 per unit basis at the time of issuance of a building permit for each residential unit to be constructed on the RM-1 zone. 4. OFF-SITE ROAD CONTRIBUTION: The Applicant shall contribute to the Board of Supervisors of Prince William County the sum of $ per dwelling unit in the RM-1 zoning district and $ per townhouse unit in Parcel 2 of the RM-1 zoning district, said contribution to be used for off-site road improvements in the Old Bridge Road/Davis Ford Road corridor. Said contribution shall be made on a per unit basis at the time of issuance of a building permit for each residential unit to be constructed in the RM-1 zoning district. 5. BUFFER AND SCREENING: The Applicant shall provide a fifty-foot (50 ) buffer alone the northern boundary of Parcel 2, adjacent to any existing single-family residential lot. 6. PARKING LOT LIGHTING: All parking lot lighting shall be of a maximum height of sixteen (16) feet, and shall have fixtures which direct light downward and inward. 7. ENVIRONMENT: a. Specifically regarding Parcel 2, the applicant shall utilize an oversized sediment basin during the construction phase to protect adjacent existing developments from erosion and sedimentation. b. Specifically regarding Parcel 2, the applicant shall landscape the Old Bridge Road side of the site. Street trees of 2 caliper at time of planting shall be planted every 30 on center along the edge of the site adjacent to Old Bridge Road. The trees to be used shall be limited to Red Maple, Sugar Maple, Silver Maple and Willow Oak. 8. PEDESTRIAN SAFETY: The Applicant shall contribute $2, to the Board of County Supervisors of Prince William County for the installation of pedestrian crosswalk signage and pavement striping acceptable to VDOT and/or the County, at the intersection of Touchstone Circle and Old Bridge Road nearest to Parcel 2. C. PROFFERS APPLICABLE TO THE R-T ZONING DISTRICT 1. UNIT CAP: Page C-8

32 Attachment C Proposed Proffers Dated September 12, 2011 a. No more than 119 residential units shall be constructed in the R-T zoning district. 2. ARCHITECTURE: a. The design of the residential units to be constructed in the R-T zoning district shall be substantially similar in style and architecture to the design of the townhouses constructed by Long Signature Homes, Inc, in the Hollows of Occoquan development. b. A minimum of fifty percent (50%) of the townhouse units to be constructed on the Property shall be garage-type units. 3. SCHOOL CONTRIBUTION: The Applicant shall contribute to the Board of County Supervisors of Prince William County the sum of $ per residential unit in the R-T zoning district, said contribution to be used for school purposes. Said contribution shall be made on a per unit basis at the time of issuance of a building permit for each unit to be constructed in the R-T zoning district. 4. OFF-SITE CONTRIBUTION: The Applicant shall contribute to the Board of Supervisors of Prince William County the sum of $1, per residential unit in the R-T zoning district, said contribution to be used for off-site road improvements in the Old Bridge Road/Davis Ford Road corridor. Said contribution shall be made on a per unit basis at the time of issuance of a building permit for each residential unit to be constructed in the R-T zoning district. 5. BUFFER AND SCREENING: a. A fifty-foot (50 ) buffer and seventy-foot (70 ) lot setback shall be maintained along the northern property line of the Parcel 1, adjacent to the existing Westridge development. b. A two hundred (200) foot buffer shall be maintained between the westernmost property line of Parcel 1, adjacent to the Laurel Hills Subdivision, and any residential buildings units constructed on Parcel 1. Within this buffer area, no grading shall be permitted within 150 feet of the boundary line between the property and the Laurel Hills Subdivision, except for installation of utilities if necessary, and installation of the fence referenced in paragraph A.5.b. above. 6. PARKING LOT LIGHTING: Page C-9

33 Attachment C Proposed Proffers Dated September 12, 2011 All parking lot lighting shall be of a maximum height of sixteen (16) feet and shall have fixtures which direct light downward and inward. D. PROFFERS APPLICABLE TO THE B-1 ZONING DISTRICT B.6. USES: a. Authorized uses in the B-1 zone shall exclude the following: motor vehicle sales, towing or impoundment operations, outside storage of vehicles, funeral home, crematorium, maritime uses, self-storage center, travel trailer park, commercial kennels. b. The uses in Parcel 3A shall be limited to office, personal services, and commercial non-retain uses, such as banks and financial lending institutions, post offices, professional offices, and other such similar uses that are not retail sales stores. It being the intent of this proffer to provide for such retail uses which are compatible with and incidental to the predominant office use contained in Parcel 3A. c. Parcel 3B shall be developed primarily as offices, with general service retail uses and/or restaurant uses permitted only on the ground floor of each office building. A minimum of 70% of the net square footage of building area shall be devoted to office, personal service, and/or commercial non-retail uses. d. Parcel 4 shall be developed as a single building, which shall be used primarily as offices, with general services retail uses and/or restaurant uses permitted only on the ground floor. A minimum of 70% of the net square footage of building area shall be devoted to office, personal service and/or commercial non-retail uses, as illustrated above. e. At a minimum, the western (2/3) portion of Parcel 7 shall be developed with a single building located generally as shown on the Plan, which shall be used primarily as offices, with general service retail uses and/or restaurant uses permitted only on the ground floor. A minimum of 70% of the net square footage of building area shall be devoted to offices, personal service, and/or commercial non-retail uses. At a maximum, the eastern (1/3) portion of Parcel 7 shall be used for general retail and/or office uses. f. Other than as may be allowed by the above, no retail uses shall be allowed within three hundred feet (300 ) of the boundary lines of Laurel Hill Subdivision. C.7. SITE DEVELOPMENT: Page C-10

34 Attachment C Proposed Proffers Dated September 12, 2011 a. Within Parcel 3A, the buildings shall be constructed generally as shown on the Plan. In no event shall any building or parking lot be located closer to the northern boundary line of Parcel 3A than as is shown on the Plan. b. With reference to Parcel 3B, three (3) buildings shall be permitted with heights not to exceed four (4), five (5), and six (6) stories respectively as designated on the reduced copy of the Plan attached to this Proffer Statement as Exhibit A. For purposes of calculating the number of stories of said building, a parking deck located beneath the building shall not be counted as a story. No building within Parcel 3B shall exceed 85 feet in height, exclusive of rooftop mechanical equipment, screening for said equipment, elevator penthouse, and the like. With reference to Parcel 7 and the single building proffered on the western two-thirds of the parcel, said building shall not exceed 75 feet in height, exclusive of rooftop mechanical equipment, screening for said equipment, elevator penthouses, and the like. In the event the height of said building, exclusive of rooftop items noted above exceeds 65 feet, said building shall be architecturally stepped down or tapered down as it approached the Davis Ford Road/Old Bridge Road intersection. a. Rooftop mechanical equipment shall be screened from view. All buildings in Parcels 3A, 3-C, 3E, 4, and the eastern portion of Parcel 7 within the B-1 zoning district shall not exceed 45 feet in height. cb. In addition to the primary retail structure, no more than three two (3 2) pad sites shall be created at the northeast corner of the along Old Bridge Road/ Davis Ford Road intersection, as generally shown on the General Development Plan dated January 12, 2011, as revised through September 12, 2011 and prepared by The Engineering Groupe, Inc. d. No building greater than forty-five (45) feet in height shall be allowed within five hundred (500) feet of the Westridge Subdivision. ec. Applicant shall place dumpsters in as unobtrusive an area as reasonably possible and shall screen dumpsters with brick or material similar to that used on primary structures. D.8. ARCHITECTURE: a. The architectural styling of all buildings constructed in the B-1 zoning district shall be compatible and shall be based upon a unified architectural theme throughout. b. The architectural styling of the buildings to be constructed in Parcel 3A shall be of Federal design, substantially similar to that rendering identified as Courtyard Office Building prepared by Lewis and Associates. Page C-11

35 Attachment C Proposed Proffers Dated September 12, 2011 c. The exterior of all buildings shall be composed of brick, architectural pre-cast concrete, stone, glass, or other such material as shall be approved by the Director of Planning or his designee. ec. The Applicant agrees to consult with LOCCA/PELT or an equivalent citizens group prior to site plan approval regarding the architectural styling of buildings to be constructed in the B-1 zoning district and the landscaping package to be provided. E.9. OFF-SITE ROAD CONTRIBUTION: The Applicant shall contribute a sum, calculated at the rate of 30 cents per square foot of gross building area, exclusive of structured parking, for retail uses and cents per square foot of gross building area, exclusive of structured parking, for office uses for each building constructed in the B-1 zoning district, to the Board of Count Supervisors of Prince William County, to be used for transportation improvements in the Ridgefield Road/Old Bridge Road/Prince William Parkway (formerly Davis Ford Road) corridor. Said contribution shall be made in the referenced per square foot basis at the time of final site plan approval for each building to be constructed in the B-1 zoning district. F.10. LANDSCAPING: a. Assuming all Prince William County and VDOT approvals are given, the Applicant shall provide street tree plantings in the median of Old Bridge Road and the main spine road for the Property. Said trees shall be planted at the rate of fifty (50 ) feet on center, and shall be of a minimum caliper of two (2) inches to two and one-half (2 1/2) inches when planted. The Applicant shall provide a landscaping package, which shall be coordinated on a parcel by parcel basis, for the B-1 zoning district. Said landscaping shall have a minimum value equivalent to 25 cents per gross square foot of building area, exclusive of structured parking, of the buildings to be constructed within the B-1 zoning district. Said landscaping package shall be phased in conjunction with the phasing of construction of buildings on the property and shall contain a minimum of 2% total site area in lieu of the 1% required by County standards. b. The landscaping and/or HCOD buffering between the two existing pad sites along Old Bridge Road shall be consistent and harmonious with the landscaping along the frontage of the existing pad sites and shall be in accordance with the applicable provisions and allowances of the County regulations. Internal landscaping shall also comply with the applicable provisions and allowances of the County regulations. Page C-12

36 Attachment C Proposed Proffers Dated September 12, 2011 G.11. URBAN DESIGN FEATURES: a. With Parcel 3A, the Applicant shall incorporate design features which will create a courtyard effect between the buildings to be constructed on said parcel. Said design features shall include walkways between buildings, benches, specially designed light fixtures, brick and concrete walk paving and upgrading landscaping. Within Parcels 3-B and 3-C, the Applicant shall incorporate urban design features to include a pedestrian access bridge across the main water feature, the extension of walkways and gazebos over the water features, a mixture of hard edge and soft edge around the water features, fountain(s), the use of courtyard areas among the buildings, a passive open landscaped area surrounding the water features, pedestrian walkways, benches, architectural lighting fixtures, brick and concrete walk paving, bollards, upgraded landscaping, and covered walkways along the frontage areas of the main retail building within Parcel 3-C. Page C-13

37 Attachment C Proposed Proffers Dated September 12, 2011 H.12. MAINTENANCE OF AMENITIES: Maintenance and upkeep of the amenities to be provided in the B-1 zoning district, such as landscaping and the urban design features set forth above, shall be the responsibility of the owner(s) of that portion of the Property in which said amenities are located. I. INTERSECTION LIGHTING: Street lighting according to standards set forth in the Prince William County Design and Construction Standards Manual or an approved alternate shall be provided at the three (3) corners controlled by the Applicant at the intersection of Davis Ford Road and Old Bridge Road and on the four corners at the intersection of the spine road and Old Bridge Road and on the four corners at the intersection of Old Bridge Road and the Camp VI Connector Road. In the event the necessary right of way or easements are available, at no cost to the Applicant, to allow for installation of street lighting at the corner of Davis Ford Road/Old Bridge Road intersection not controlled by the Applicant, Applicant shall provide lighting at all four (4) corners of said intersection. Immediately following final non-appealable approval of this rezoning request, as proffered, by the County Board of Supervisors, Applicant shall pursue the necessary approval and provide the funds necessary to provide temporary intersection lighting for the three (3) corners of the intersection of Davis Ford Road and Old Bridge Road controlled by the Applicant, and if the necessary, right of way or easements are available, at no cost to the Applicant, to allow for installation of street lighting at that corner of said intersection not controlled by the Applicant, Applicant shall pursue said approval and provide said funds for the temporary intersection lighting at all four (4) corners of said intersection. J.13. PARKING LOT LIGHTING: Parking lot lighting and area lighting shall be directed downward and inward to prevent off-site bleeding and shall not exceed sixteen (16) feet in height except in lower topographic areas in which higher fixtures may be utilized but not to exceed what would be sixteen (16) feet at the higher elevations. The lighting fixtures shall be compatible throughout and uniform on a section by section basis. K.14. SPRINKLERS: The Applicant shall install a sprinkler system for fire suppression purposes in each building constructed within the B-1 zoning district. L.15. SQUARE FOOTAGE LIMITATIONS: Page C-14

38 Attachment C Proposed Proffers Dated September 12, 2011 Upon final development of the B-1 zoned property, the overall floor area ratio (FAR) shall not exceed.36. The FAR as set forth herein shall be determined based upon the gross building area (exclusive of parking structure) divided by the gross B-1 acreage (including planned roads, right of way and dedications). M.16. HANDICAPPED PARKING: Handicapped parking shall be provided in accordance with Prince William County standards and efforts shall be made to minimize barriers throughout the development in accordance with all applicable BOCA requirements. E. MISCELLANEOUS 1. SOCCER FIELD CONSTRUCTION: a. The Applicant shall perform the necessary grading for, and the construction of two (2) soccer fields on that property owned by the Prince William County Park Authority and identified as Tax Map Parcel (the Camp VI Parcel ). The fields will be constructed to adult senior field specifications per the Prince William County Park Authority and the typical cross section will be no less than level 1, but no greater standard than level 2 as shown in the current typical sections for soccer fields. In addition, Applicant shall perform the necessary grading to create the access road and parking area to service the soccer fields. b. Within sixty (60) days following final rezoning of the Property, the Applicant shall file with Prince William County and shall diligently pursue the plan approvals necessary which shall include, at a minimum, plans for the main spine read to be located north of Old Bridge Road. As soon as practicable, following the approval by Prince William County of said plan, the Applicant shall begin construction of the improvements reflected and, concurrently with such construction, shall also construct the soccer fields and provide for grading for the access road and parking area for said fields, as provided in Paragraph E.1.a above. However, the Applicant shall have no obligation to construct said soccer fields and provide grading for said access road and parking area unless and until the Prince William County Park Authority has first performed all the necessary engineering for said fields, access road, and parking area, and has obtained all required permits and posted all bonds required, if any. 2. WATER AND SEWER ACCESS: The Applicant agrees to reserve easements to Applicant s to-be-installed public sewer and water system at two points for water and one point for sewer along its mutual boundary line with the Laurel Hills Subdivision. These easements shall Page C-15

39 Attachment C Proposed Proffers Dated September 12, 2011 be at such location as determined engineeringly feasible and approved by the Prince William County Service Authority. Further, Applicant agrees to escrow with the Director of Planning or his designee that sum of money which would have been spent by Applicant to construct the sewer line and water lines (2) from its system to the points dictated along its boundary line. Said sum shall be available to be used for the construction of said lines when determined appropriate by the Prince William County Service Authority. 3. PRESERVATION OF OAK TREES: Applicant agrees to make every reasonable effort to preserve the existing oak trees located generally in the RM-1 district (Parcel 2) near the recreation facility. This shall include trimming, pruning, and fertilizing where deemed advisable, and minimizing earth disturbing activity within the drip line. 4. OWNERS ASSOCIATION MEETING ROOM: Applicant agrees to make available a meeting room on a requested basis to the owners association formed for the residential components of the development in one of the office buildings constructed as part of this development. In lieu of this obligation, Applicant may at its discretion choose to construct as a part of one of the recreational facilities a meeting room at least 450 square feet in size. 17. MONETARY CONTRIBUTION FOR FIRE AND RESCUE: Applicant shall contribute to the Board of County Supervisors of Prince William County the sum of $10,000, said sum to be used for construction of facilities or acquisition of equipment for the Dale City Fire Department. Said contribution shall be paid within 120 days following final, non-appealable rezoning of the Property, as proffered, by said Board.The owner/applicant shall make a $0.61 per square foot monetary contribution for fire and rescue services to the Board of County Supervisors for any newly-constructed building on the pad site which is the subject of this Proffer Amendment. Said contribution shall be made prior to, and as a condition of, issuance of the final site plan approval. Page C-16

40 Attachment C Proposed Proffers Dated September 12, MONETARY CONTRIBUTION FOR LIBRARY: a. Applicant shall contribute to the County Board of Supervisors of Prince William County the sum of $15,000, said sum to be used for construction, equipment, or books in connection with the Eastern Regional Library located on the Camp VI property. Said contribution shall be paid within 120 days following final, non-appealable rezoning of the Property, as proffered, by said Board. b. Regarding the development of Parcel 2 and in addition to the above, the Applicant shall provide a monetary contribution of $2, to the Board of County Supervisors of Prince William County for library services. Said contribution shall be paid within 120 days following final, non-appealable rezoning of the Property as proffered, by said Board. 6. MONETARY CONTRIBUTION FOR AFFORDABLE HOUSING: Applicant shall contribute to the Board of County Supervisors of Prince William County the sum of $4, for the County s Housing Development Trust Fund for the construction of affordable housing within the County. Said contribution shall be paid within 120 days following final non-appealable rezoning for the Property, as proffered, by said Board. 18. GRAFFITI REMOVAL. The Applicant agrees to remove any graffiti from structures, buildings, walls, and trash dumpsters located in Parcel 3-C. Any graffiti is to be reported to the Prince William County Police Department before removal. 19. ESCALATOR. In the event the monetary contributions set forth in the development conditions are paid to the Prince William County Board of County Supervisors within eighteen (18) months of the approval of the proffer application for and the applicable portion of Parcel 3-C, as applied for by the Applicant, said contributions shall be in the amounts stated herein. Any monetary contributions set forth in the proffers which are paid after eighteen (18) months following the approval of this proffer application for Parcel 3-C shall be adjusted in accordance with the Urban Consumer Price Index (CPI-U) published by the United States Department of Labor, such that at the time the contributions are paid they shall be adjusted by the percentage change in the CPI-U from the date eighteen (18) months after the approval of this rezoning to the to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, non-compounded. Page C-17

41 Attachment C Proposed Proffers Dated September 12, 2011 Respectfully submitted, SAUL HOLDINGS LIMITED PARTNERSHIP By: Saul Centers, Inc., General Partner By: Name: Title: Page C-18

42 Attachment D General Development Plan Dated September 12, 2011 Page D-1