PLANNING COMMISSION BRIEFING ITEM. Land Development Applications May 22, 2018, Planning Commission Public Hearing

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1 Date of Meeting: May 10, 2018 PLANNING COMMISSION BRIEFING ITEM Land Development Applications May 22, 2018, Planning Commission Public Hearing 6. SPEX & ZRTD , Beaumeade Circle, LLC Election District: Staff Contact: Applicant Representative: Request: Broad Run Richard W. Hancock, AICP John C. McGranahan, Jr., Hunton & Williams LLP Special Exception (SPEX) to increase the maximum FAR (Floor Area Ratio) from 0.6 to 1.0 for data center uses, and Zoning Conversion in the Route 28 Taxing District (ZRTD) from the 1972 Loudoun County Zoning Ordinance to the Revised 1993 Loudoun County Zoning Ordinance. Site Information: Size: Location: 22.6 acres West side of Beaumeade Circle (Route 3037), south of Guilford Drive (Route 3039) at Beaumeade Circle PD-IP (Planned Development Industrial Park) Suburban (Ashburn Community) Zoning: Policy Area: Planned Land Use: Route 28 Business at an FAR of 0.4 to 1.0 Existing Conditions: Church, private school, and parking Key Issues: Land Use: Compatibility: Environmental Resources: Transportation: Fiscal Impacts: Public Utilities & Services: Application Status: Policy supports converting to current zoning ordinance and increasing FAR for data centers. No outstanding issues No outstanding issues Five foot wide sidewalk to be provided along entire Beaumeade Circle frontage. No outstanding issues No outstanding issues Staff supports a Planning Commission recommendation of approval. There are no outstanding issues.

2 Vicinity Map

3 Special Exception Plat

4 PROFFER STATEMENT Beaumeade Circle ZRTD April 16, 2018 May 3, 2018 Christian Fellowship Church (the "Owner"), the owner of the property described as Tax Map Number /80///7/////8/ (PIN# ) (the "Property"), and Beaumeade Circle, LLC (the "Applicant"), the contract purchaser of the Property, on behalf of themselves and their successors in interest, hereby voluntarily proffer pursuant to of the Code of Virginia (1950), as amended, that in the event the Property is rezoned by the Loudoun County Board of Supervisors to the PD-IP (Planned Development-Industrial Park) Zoning District administered under the Revised 1993 Loudoun County Zoning Ordinance, as may be amended from time to time (the "Zoning Ordinance"), the development of the Property shall be in substantial conformance with the following conditions (the "Proffers"). These Proffers are the only conditions offered on this Zoning Map Amendment application ZRTD (the "ZRTD"), provided that these Proffers shall become effective only upon final approval of this ZRTD submitted by the Owner and the Applicant. 1. CONCEPT DEVELOPMENT PLAN The development of the Property shall be in substantial conformance with Sheet 4 of the plan set entitled "SPECIAL EXCEPTION & ZONING MAP AMENDMENT APPLICATION SPEX , ZRTD BEAUMEADE CIRCLE" dated October 2017 and revised through May 3, 2018, prepared by Urban, LTD. (the "Concept Development Plan"). The Concept Development Plan shall control the general development, layout and configuration of the Property, provided that all requirements and use limitations of the PD-IP Zoning District of the Zoning Ordinance shall be complied with and shall take precedence over the Concept Development Plan. [SIGNATURE PAGES FOLLOW] Attachment 1

5 ZRTD Beaumeade Circle Page 2 Each of the undersigned hereby warrants that all the owners of any legal interest in the Property have signed the foregoing Proffers, that no signature from any additional party is necessary for these Proffers to be binding and enforceable in accordance with their terms, that he/she has full authority to bind the Property to these conditions, and that the foregoing Proffers are entered into voluntarily. APPLICANT: BEAUMEADE CIRCLE, LLC By: (SEAL) Name: Title: OF : COUNTY OF I, the undersigned notary public, in and for the state and city/county aforesaid, do hereby certify that, as of Beaumeade Circle, LLC, whose name is signed to the forgoing Proffer Statement has acknowledged the same before me. Subscribed and sworn to before me this day of Notary Public My Commission Expires: Notary Registration Number: OWNER: 2

6 ZRTD Beaumeade Circle Page 3 CHRISTIAN FELLOWSHIP CHURCH By: (SEAL) Name: Title: OF : COUNTY OF I, the undersigned notary public, in and for the state and city/county aforesaid, do hereby certify that, as of Christian Fellowship Church, whose name is signed to the forgoing Proffer Statement has acknowledged the same before me. Subscribed and sworn to before me this day of Notary Public My Commission Expires: Notary Registration Number: 3

7 SPEX BEAUMEADE CIRCLE, LLC CONDITIONS OF APPROVAL May 3, Substantial Conformance. The development of the Special Exception use described in Condition 2 below shall be in substantial conformance with Sheets 5, 7 and 14 of 19 of the plan set entitled Special Exception & Zoning Map Amendment Application SPEX , ZRTD Beaumeade Circle, dated January 4, 2018, and revised through May 3, 2018, as prepared by Urban, Ltd. (the SPEX Plat ) incorporated herein by reference, and the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ). Approval of this application for the parcel identified as Tax Map Number /80///7/////8/ (PIN: ) (the Property ), shall not relieve the applicant or the owners of the Property, their successors, or parties developing, establishing, or operating the approved Special Exception use (the Applicant ) from the obligation to comply with and conform to any Zoning Ordinance, Codified Ordinance, or regulatory requirement. 2. Uses Permitted. Special Exception (SPEX ) grants approval of an increase in the maximum floor area ratio (FAR) from 0.60 to 1.0 in the PD-IP (Planned Development Industrial Park) zoning district (the SPEX Use ) pursuant to Section of the Zoning Ordinance. The development of the Property in accordance with SPEX is contingent upon the approval by the Board of Supervisors of, and development of the Property pursuant to, Rezoning (ZRTD ). The SPEX Use shall be limited to the following permitted uses: a. Data center, pursuant to Section 5-664; b. Accessory uses per Section 4-507(A) of the Zoning Ordinance; 3. Other Approvals. Prior to the first zoning permit with a FAR over 0.60, the Applicant shall provide to the Department of Planning and Zoning written vacation of previous, mutually exclusive Special Exceptions (SPEX and SPEX ) applicable to the Property. 4. Screening. Screening of ground level mechanical equipment shall match the materials and design of the building walls where visible from Beaumeade Circle. 5. Building Design. Principal building façades shall provide change in building height and building recesses and two more of the design elements in Section 5-664(A)(1) of the Zoning Ordinance. 6. Low-Impact Development. The Applicant shall provide a minimum of one (1) Low-Impact Development (LID) Best Management Practice to treat stormwater from the Property. Such LID practice may include, but shall not be limited to, water quality swales, bioretention facilities/rain gardens, sheet flow to vegetated buffers, permeable pavement for parking spaces, or any alternative LID practice proposed by the applicant and deemed by the Department of Building and Development to be acceptable. The location of the LID practice(s) shall be shown Attachment 2

8 on the first Site Plan or Construction Plans and Profiles, whichever is first in time, for the Property. 7. Stormwater Management. The Applicant shall provide stormwater management Best Management Practices (BMPs) on site in lieu of purchasing nutrient credits. If not practicable, then the applicant should consider obtaining credits in Loudoun County in proximity to the property in order to minimize potential water quality impacts to the Broad Run.

9 FINDINGS FOR APPROVAL SPEX & ZRTD , Beaumeade Circle, LLC 1. The Revised General Plan encourages property owners within the Route 28 Taxing District to convert to the Revised 1993 Zoning Ordinance. 2. The Revised General Plan designates the property for Route 28 Business, which supports office and flex uses, including data centers, with Floor Area Ratios up to The range of permitted and special exception uses in the proposed PD-IP zoning district under the Revised 1993 Zoning Ordinance are compatible with the surrounding industrial uses. Attachment 3

10 21673 BEAUMEADE CIRCLE, LLC STATEMENT OF JUSTIFICATION SPEX , ZRTD I. Introduction January 4, Beaumeade Circle, LLC (the "Applicant") is the contract purchaser of 22.6 acres of land located at Beaumeade Circle, Ashburn, Virginia and identified as Loudoun County PIN (the "Property"). The Property is currently owned by the Christian Fellowship Church (the "Church"). The Property is zoned Planned Development Industrial Park under the 1993 Zoning Ordinance. The Applicant is requesting (i) a Zoning Map Amendment to convert the Property from Planned Development Industrial Park (PD-IP) under the 1993 Zoning Ordinance to Planned Development Industrial Park (PD-IP) under the Revised 1993 Zoning Ordinance, as amended (the "ZRTD"), and (ii) a special exception (the "Special Exception") to increase the maximum allowable floor area ratio (FAR) from 0.6 to 1.0 limited to data centers as permitted by special exception in the PD-IP District under the Revised 1993 Zoning Ordinance. The Applicant desires to develop the Property with data center and accessory uses. II. Background The Property currently operates as the Christian Fellowship Church and is improved with a two-story church/school building containing approximately 211,125 square feet of gross floor area and ballfields pursuant to SPEX The Property is located to the west of Beaumeade Circle (Route 3037) and to the north of Waxpool Road (Route 625). All adjacent lands surrounding the Property are zoned PD-IP and are developed as office/flex uses, including several existing data centers. III. Proposal The Applicant is seeking ZRTD approval to convert the Property to the PD-IP Zoning District under the Revised 1993 Zoning Ordinance as well as Special Exception approval for a maximum 1.0 FAR limited to data center and accessory uses. The permitted maximum FAR under the Property's current PD-IP zoning is.40 FAR. Data center uses are permitted by-right in the PD-IP District under the Revised 1993 Zoning Ordinance up to a maximum.60 FAR and up to a maximum 1.0 FAR by special exception. The ZRTD to convert the Property to PD-IP under the Revised 1993 Zoning Ordinance will allow the Property to be developed consistent with County economic development goals as a data center a use which is actually more consistent with surrounding uses than the currently existing church/school use. The Special Exception would allow the Property to be developed up to a 1.0 FAR. The approval of the Special Exception will be limited solely to data center and accessory uses. The Special Exception for the maximum data center uses is depicted on Sheet 4 of the Special Exception and Zoning Map Amendment Plat prepared by Urban, LTD. of Chantilly, Virginia (the "Plat"). As shown on Sheet 4, the Applicant proposes approximately 984,456 square feet of data center uses to be constructed in phases. During the first phase of construction, the Applicant Attachment 5

11 21673 Beaumeade Circle, LLC SPEX , ZRTD Statement of Justification Page 2 of 4 plans to construct approximately 141,744 square feet of data center uses while allowing the Church to continue operating, in order to give the Church additional time to find a new location for their church and school. The ZRTD and the Special Exception will further the objectives of Loudoun County's Revised General Plan (the "Plan") by increasing tax revenue for Loudoun County and contributing to a diverse and expanding local County economy. Approval of the ZRTD and the Special Exception will convert the Property's current use to a tax revenue generating use with fewer vehicular trips and fewer demands on the surrounding infrastructure. The proposed data center use is more consistent with the surrounding office/flex warehouse and data center uses than the current use, and the proposed data center buildings will complement and blend with surrounding buildings. IV. Compliance with the Revised General Plan The Property is governed under the policies of the Plan. The Property is located in the Ashburn Community Suburban Policy Area and is guided by the Route 28 Business Policies, which support development of office and flex uses, such as data centers, with FARs between.4 and 1.0. The proposed data center use and increase in FAR are consistent with the uses envisioned for the Route 28 Business area. V. Transportation The Special Exception would significantly reduce the number of trips to and from the Property as compared to the current use of the Property as a church and school. A traffic analysis comparing the trips generated by the current use to the proposed data center use was completed and is included with this ZRTD and Special Exception application. VI. Revised Zoning Ordinance Sect Data Center Standards The following items are addressed in accordance with the requirements of Sect of the Revised 1993 Zoning Ordinance. 1. Principal Building Facades. The Applicant will meet the principal building façade standards associated with new data center construction. 2. Screening of Mechanical Equipment. The Applicant will screen all mechanical equipment as typically done with data center uses. 3. Exterior Lighting.

12 21673 Beaumeade Circle, LLC SPEX , ZRTD Statement of Justification Page 3 of 4 The Applicant will construct and design all exterior lighting with cutoff and fully shielded fixtures that direct light downward and into the interior of the Property away from adjacent roads and properties. 4. Pedestrian and Bicycle Facilities. The Applicant will preserve or provide sidewalks and/or trails, as necessary, along any public road that abuts the Property. 5. Buffer Yard Requirements The Applicant will meet the applicable buffer requirements of the Revised 1993 Zoning Ordinance. VII. Special Exception Matters for Consideration The following items are addressed in accordance with the requirements of Sect of the Revised 1993 Zoning Ordinance: 1. Whether the proposed special exception is consistent with the Comprehensive Plan. The Property is governed by the Route 28 Business Policies, which support development of office and flex uses, such as data centers, with FARs between.4 and 1.0. The Special Exception is consistent with the Route 28 Business Policies and the Plan. 2. Whether the level and impact of any noise, light, glare, odor or emissions generated by the proposed use, negatively impacts the uses in the immediate area. The anticipated noise generated from the Property will not negatively impact adjacent uses. The surrounding land is zoned for industrial uses and is developed with office/flex warehouses and data center uses. Therefore, the proposed use will be consistent with surrounding uses, including with respect to noise, which will comply with applicable ordinances. Any new lighting on the Property will be directed downward. There are no odors anticipated to be generated on the Property from the proposed data center use. 3. Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. The surrounding adjacent parcels are zoned PD-IP and are developed with office/flex warehouses and data center uses. The proposed data center use at a 1.0 FAR will be similar to and compatible with the surrounding uses. 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

13 21673 Beaumeade Circle, LLC SPEX , ZRTD Statement of Justification Page 4 of 4 quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. The Property already has been developed for church and school uses. The proposed use of this developed site will comply with all applicable protections of environmental features and will have no effect on wetlands, groundwater, water quality and other environmentally sensitive features. 5. Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. The proposed data center uses will support economic growth in Loudoun County, especially at the FAR proposed, and therefore will promote the welfare of the general public. 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. Conclusion Adequate essential public facilities and services exist to serve the proposed data center use at the increased FAR proposed. The site will be served by public water and sewer. The surrounding road network is adequate to support the trips generated from the proposed data center use, which will be materially less than the trips associated with the existing church/school use. The ZRTD and Special Exception will allow the Property to be developed with a use more consistent with surrounding properties. The increase in floor area ratio requested in the Special Exception will not have a material impact on the adjoining properties or those in the immediate vicinity. The Special Exception will provide the flexibility needed in order to develop the Property with the type and scale of data center space that will generate economic benefits for the County with minimal transportation and infrastructure impacts. For the reasons stated above, we respectfully request approval of the ZRTD and the Special Exception.

14 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: February 15, 2018 TO: FROM: Rick Hancock, AICP, Project Manager Land Use Review Pat Giglio, Planner III Community Planning SUBJECT: ZRTD & SPEX , Beaumeade Circle, LLC EXECUTIVE SUMMARY The applicant, Beaumeade Circle, LLC, is requesting a Zoning Map Conversion (ZRTD) to rezone the subject property from the 1993 Zoning Ordinance to the most current version of the Revised 1993 Zoning Ordinance and a Special Exception to increase the existing allowable 0.6 Floor Area Ratio (FAR) to 1.0 FAR. The 22.6 acre property is occupied by the Christian Fellowship Church within Beaumeade Corporate Park, the application purposes to construct three data centers on the subject site. The site is located within the Suburban Policy Area and is currently zoned PD-IP, Planned Development-Industrial Park. The subject site is also located in the Route 28 tax district. Community Planning Staff finds the rezoning of the property to the most current Zoning Ordinance and the proposed increase to 1.0 FAR is consistent with Route 28 Business land use policies of the Revised General Plan. Community Planning Staff supports approval of the applications subject to conditions for the architectural design of the buildings. Specifically, Community Planning Staff recommends the applicant commit to a design for the buildings which incorporates architectural techniques, building materials, and features which break up the mass of the blank walls facing the street to provide high curb appeal in conformance with the Route 28 Business design policies. BACKGROUND The subject site has been developed as part of the Beaumeade Corporate Park which was designed as a unified industrial park comprised of approximately 60 lots connected by a coordinated road system. The park was originally envisioned as an industrial park; however, office and retail uses have been included as the park has developed. All development within Beaumeade Corporate Park is subject to architectural, landscape and Attachment 6a

15 ZRTD , SPEX Beaumeade Circle, LLC Community Planning Referral February 15, 2018 Page 2 of 4 signage guidelines and must obtain approval from the Beaumeade Corporate Park Architectural Review Committee. The 22.6 acre subject property is currently occupied by Christian Fellowship Church that includes a 200,000 square-foot sanctuary, a school, sports fields and parking lots. The property is bound to the east by Beaumeade Circle and is surrounded to the north, south and west by large existing data centers and flex-industrial buildings. The application proposes the phased construction of 984,456 square feet of data center uses on the property. During the first phase, 141,744 square feet of data center uses will be constructed and will be in operation in conjunction with the church. In the later phases, the church and all associated parking will be removed for the construction of additional data centers. The parking lot at the church is currently used as a Loudoun County commuter parking lot and also provides overflow parking for a mosque located within a flex warehouse building on the opposite side of Beaumeade Circle that would be affected. No environmental features were identified on the subject property; however, the application will be required to comply with County stormwater regulations. Subject Site CONFORMANCE WITH THE COMPREHENSIVE PLAN The subject site is governed by the policies outlined in Loudoun County s Revised General Plan (RGP). The site is located within the Sterling Community of the Suburban Policy Area and within an area designated Route 28 Business (RGP, Chapter 6, Suburban Community Boundaries Map and Route 28 Corridor Plan Planned Land Use Map). The application has been reviewed under the Suburban policies in Chapter 6 of the RGP, specifically the Route 28 Business area policies, the Green Infrastructure policies of Chapter 5, and the Design Guidelines of Chapter 11. The policies of the Revised Countywide Transportation Plan (CTP) and the Bicycle and Pedestrian Mobility Master Plan (Bike/Ped Plan) also apply.

16 ZRTD , SPEX Beaumeade Circle, LLC Community Planning Referral February 15, 2018 Page 3 of 4 LAND USE ANALYSIS The County envisions the Route 28 Corridor as a major economic and employment center with predominately commercial development within distinct land development patterns (RGP, Chapter 6, Route 28 Corridor Plan, Land Use Text). The subject site is planned for Route 28 Business, which supports up to 100% office and flex uses with FARs between 0.4 to 1.0 (RGP, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, Policy 1 and 8). According to the Plan, flex uses have been defined to include data centers (RGP, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, text). The application proposes to convert the property to the most current Revised 1993 Zoning Ordinance which was updated to implement the Route 28 corridor policies of the Plan. The application further proposes to increase the FAR for the property to 1.0 FAR to accommodate additional data center uses which is in conformance with Plan policies for the Route 28 Business area. Increasing the FAR for the subject property to 1.0 for data center uses is consistent with the Plan s land use vision for Route 28 Business. Design Developments in the Route 28 Business areas are subject to the applicable design standards for Office and Flex uses. These design standards call for the development of a park-like atmosphere, with high curb appeal through the use of extensive landscaping and coordinated building architecture. The overall site should be developed consistently with the design guidelines to create a coordinated unified development. Office uses should be located to the front of the building along the roadway, with Flex uses and parking to the rear of the property. (RGP, Chapter 6, Route 28 Corridor Plan, Design, General Policies, Policy 8). The Beaumeade Corporate Park has developed as a unified business park connected by a coordinated road system with unified signage identifying its boundaries and landscaping throughout which provides a campus style appearance. Buildings throughout the industrial/office park have developed with a variety of architectural styles and building materials which reflect their period of construction. In conformance with Plan policies, many recently approved and constructed data center uses in the Beaumeade Corporate Park, have incorporated building design elements which create more visual interest and an office-like appearance. These elements include wall articulation and façade treatments to break up the mass of the building walls, specifically along elevations with road frontages. The proposed application includes a landscape plan (Sheet 14 of 19) which depicts a heavily landscaped buffer comprised of predominately deciduous trees and incorporates a small stormwater management pond at the front of the property adjoining Beaumeade Circle. The proposed landscape plan is similar to others within the office/industrial park and is consistent with the design policies of the Plan. The application also includes an

17 ZRTD , SPEX Beaumeade Circle, LLC Community Planning Referral February 15, 2018 Page 4 of 4 illustrative architectural perspective (Sheet 16 of 19) of the exterior street facade of one of the proposed data center buildings. The illustrative drawing depicts a low one-story flat roof corner element accented by storefront glass doors and windows, while the remainder of the building features blank walls with no additional architectural elements to break-up the mass. Community Planning Staff recognizes that the submitted building elevations are illustrative only and intended to provide maximum flexibility to the applicant; however, there are no assurances that the proposed buildings will be developed with a design that implements the County s vision for Route 28 Business. Community Planning Staff recommends the application be conditioned on an overall architectural design that incorporates architectural features which provide visual interest and break-up the mass of the building s walls to provide high curb appeal in conformance with design policies for Route 28 Business. Further review and commitments are required to assure the proposed application is in keeping with the intent of the Route 28 Business design policies of the Revised General Plan. RECOMMENDATION The proposed applications to rezone the subject site into the most current Revised 1993 Zoning Ordinance and to increase the FAR to 1.0 are consistent with the Plan policies for Route 28 Business. Community Planning Staff supports approval of the applications subject to conditions for the architectural design of the buildings. Specifically, Community Planning Staff recommends the applicant commit to a design for the buildings which incorporates architectural techniques, building materials, and features which break up the mass of the blank walls facing the street to provide high curb appeal in conformance with the Route 28 Business design policies. Staff would be happy to meet with the applicant to discuss these issues. Cc: Ricky W. Barker, AICP, Director, Planning and Zoning-via

18 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING MEMORANDUM DATE: February 21, 2018 TO: FROM: CC: Rick Hancock, Project Manager Mark A. Depo, Senior Planner Chris Mohn, Deputy Zoning Administrator CASE NUMBER/NAME: ZRTD and SPEX , Beaumeade Circle MCPI/TAX MAP: /80///7/////8/ (Property) The Property is approximately 22.6 acres and is currently zoned Planned Development Industrial Park (PD-IP), administered under the 1993 Loudoun County Zoning Ordinance. The Property is located within the Ldn 60 aircraft noise contour of the Airport Impact Overlay District (AI). The Property is located within the Route 28 Tax District and Route 28 Corridor Business (CB) optional overlay district. The Property is currently subject to Site Plan STPL , Christian Fellowship Church, approved on January 26, 1996, Site Plan Amendment SPAM , Christian Fellowship Church, approved on December 13, 2000; Special Exception SPEX , Christian Fellowship Church, approved on August 4, 1993; and SPEX , Christian Fellowship Church, approved on January 18, 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). Special Exception SPEX proposes an increase in FAR from 0.6 to 1.0 for a data center and accessory use. ZONING COMMENTS 1. Pursuant to Zoning Ordinance Section 4-503(TT), Data Center is a permitted use in the PD-IP district subject to the Additional Regulations of Zoning Ordinance Section Pursuant to Zoning Ordinance Section 4-506(C), the floor area ratio (FAR) in the PD-IP district may be increased up to 1.0 FAR by Special Exception from the.60 maximum FAR. The Applicant is requesting an FAR of 1.0 and has stated that such increase will be limited solely to data center and accessory uses. Zoning Administration recommends that if the special exception to increase FAR to 1.0 is approved a condition be applied whereby the increase in FAR is limited solely to the data center and accessory uses and the existing church. 3. The applicant has stated that During the first phase of construction, the Applicant plans to construct approximately 141,744 square feet of data center uses while allowing the Church to continue operating, in order to give the Church additional time to find a new location for their Attachment 6b

19 ZRTD and SPEX Beaumeade Circle February 21, 2018 Page 2 church and school. Did the traffic study contemplate the church remaining on-site as the data center is building out? Pursuant to Zoning Ordinance Section 4-503(EE), Church, synagogue, temple or mosque is a permitted use in the PD-IP district. The Applicant needs to state whether they intend to maintain SPEX and SPEX and associated conditions of approval for the existing Christian Fellowship Church or convert to the permitted Church, synagogue, temple or mosque use per Section 4-503(EE) and vacate the previously approved SPEX applications. Be advised, regardless of whether the Applicant maintains or vacates the existing SPEX applications, the existing church will count towards the FAR on the Property. The Applicant must provide a phasing plan for the development of the data center with the church to determine FAR and whether the church is capable of meeting Zoning Ordinance requirements. Be advised, at time of site plan for Phase 1 construction of approximately 141,744 square feet of data center uses the site plan shall demonstrate that the requirements of the Zoning Ordinance are met for both the data center and church uses. 4. Be advised, the Christian Fellowship Church located on the Property has agreed to allow Ashburn Mosque located at Beaumeade Circle (PIN ), ADAMS Center at Beaumeade, to use the churches parking lot for overflow parking for activities that experience an unusually high attendance. The applicant must indicate whether parking will be allowed for Ashburn Mosque at the Property during the continued use of the church in conjunction with the phasing of the data center and when such overflow parking on the church parking lot is to cease. 5. Sheet 7, Zoning Notes and Site Tabulations, makes reference to a utility substation and the additional regulations of Zoning Ordinance Section Be advised, pursuant to Zoning Ordinance Section 4-504(H), Utility Substation, Transmission is a special exception use in the PD-IP district subject to the Additional Regulations of Zoning Ordinance Section Additionally, pursuant to Zoning Ordinance Section 4-503(AA) and Section 4-503(DD), Utility Substation, Dedicated and Utility Substation, Distribution, subject to the Additional Regulations of Zoning Ordinance Section 5-616, respectively, are permitted uses in the PD-IP district. The Applicant must identify the type of Utility Substation proposed to determine appropriate development application and process. ZRTD AND SPEX PLAN SET COVER (Sheet 1) 6. General Notes: a. Note 3. Amend the note to state, The purpose of this application is to increase FAR to 1.0 and to convert to the Revised 1993 Loudoun County Zoning Ordinance. SPEX was approved to allow for a private school in association with the existing Christian Fellowship Church. If the Applicant is to maintain the existing SPEX applications, then the proposed SPEX application would not be amending SPEX and is simply being requested for the Property. Additionally, if the Applicant is to vacate the existing SPEX applications, then the proposed SPEX application would not be amending SPEX and is simply being requested for the Property (See Comment 3 above). Also, there

20 ZRTD and SPEX Beaumeade Circle February 21, 2018 Page 3 are no zoning modification applications under review in conjunction with the ZRTD and SPEX applications. b. Note 24, 27, 28, and 29. Remove these notes as they intend to allow for modifications of the proposed SPEX application. Pursuant to Zoning Ordinance Section (A), New Special Exception Required, Except as provided in Section , no use shall be enlarged, expanded, increased in intensity or relocated and no condition of the special exception or minor special exception shall be modified unless an application is made and approved for a new special exception or minor special exception. Pursuant to Zoning Ordinance Section (A), Minor Modifications, The Zoning Administrator may permit minor modifications to an approved special exception or minor special exception when it is determined by the Zoning Administrator that such minor modifications are reasonably necessary to address issues related to topography, drainage, underground utilities, structural safety, final engineering, vehicular circulation, or requirements of government agencies. c. Add a note listing all valid and applicable development applications associated with the Property. 200 SCALE SPECIAL EXCEPTION PLAT (Sheet 2) 7. Zoning Administration recommends that the proposed mechanical yard/loading area for the proposed data center building adjacent to Beaumeade Circle (PIN ) be located on the opposite side of the data center building internal to the overall proposed data center development. PIN was approved for flex industrial and allows for office uses and the relocation of the proposed mechanical yard/loading area would eliminate any potential impact to office uses from the noise and activity of mechanical equipment and loading area. Update all applicable plan sheets, accordingly. 8. Denote and depict the limits of each phase of development. Update all applicable plan sheets. (See comment 3 above) 9. Zoning Administration recommends that the existing plantings located along the perimeter of the property be maintained. It appears that the Applicant is proposing the removal of several existing trees and shrubs with the proposed data center layout. ZONING NOTES AND SITE TABULATIONS (Sheet 7) 10. Zoning Requirements and Proposed Modifications: a. Lot Requirements, Section 4-505(B)(3). Identify the type of Utility Substation proposed. (See comment 5 above) b. Building Requirements, Section 4-506(A). Amend the Provided column note to state, 45% maximum. As stated, the Applicant is proposing a lot coverage of 60% which requires special exception approval. However, no special exception application is under review in conjunction with the ZRTD and SPEX applications. If the Applicant is proposing a lot coverage of 60%, then a special exception application must be submitted and reviewed in

21 conjunction with the ZRTD and SPEX applications. ZRTD and SPEX Beaumeade Circle February 21, 2018 Page Use Limitations, Section 4-507(B). Amend the Provided column note to state, Minimum 20% of buildable area of the lot. Amend the Proposed Modification column note to state, N/A. As stated, the Applicant is proposing 15% landscaped open space which requires a modification. However, no modification requests are under review in conjunction with the ZRTD and SPEX applications. If the Applicant is proposing 15% landscaped open space, then a zoning modification request must be submitted and reviewed in conjunction with the ZRTD and SPEX applications. Be advised, Zoning Administration would not support and Board of Supervisors shall not approve such a modification whereby the purpose of the modification is to achieve the maximum density on the property. Additionally, the Board of Supervisors must find that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, or otherwise exceed the public purpose of the existing regulation. ZONING NOTES AND SITE TABULATIONS (Sheet 8) 12. Remove the table for the Route 28 Corridor Business district as this information is not relevant to the proposed ZRTD and SPEX applications. 13. Parking Lot Landscaping and Screening Requirements: a. Peripheral Parking, Section (1). Amend the Provided column note to state how these landscaping/screening requirements are to be provided or to simply state that the requirements will be determined and provided at the time of final site plan. The proposed development is subject to the landscaping/screening requirements of Section Be advised, such landscaping/screening shall be required and reviewed at the site plan stage pursuant to Zoning Ordinance Section b. Peripheral Parking, Section (2). Amend the Provided column note to state how these landscaping/screening requirements are to be provided or to simply state that the requirements will be determined and provided at the time of final site plan. The proposed development is subject to the landscaping/screening requirements of Section Be advised, such landscaping/screening shall be required and reviewed at the site plan stage pursuant to Zoning Ordinance Section Number of Parking and loading Spaces Required. Under the Provided column, the Applicant states that approximately 154 parking spaces are provided, however on Sheet 15, Landscape Details and Computations, the Applicant states that 258 parking spaces are provided. Update the approximated number of provided parking spaces on all applicable plan sheets to be identical. Be advised, the number of required parking spaces shall be provided and reviewed at the site plan stage pursuant to Zoning Ordinance Section LANDSCAPE PLAN (Sheet 13 and 14) 15. Be advised, the required landscaping/screening/buffering shall be provided and reviewed at the site plan stage pursuant to Zoning Ordinance Section

22 ZRTD and SPEX Beaumeade Circle February 21, 2018 Page 5 LANDSCAPE DETAILS & COMPUTATIONS (Sheet 15) 16. Interior Parking Landscaping. The number of trees provided 15 does not reflect the number of trees required 26. Update the trees provided to state minimum 26 to reflect the number of trees required and Note 3 on Sheet 13, Landscape Plan, which states that the interior parking lot total canopy provided will exceed the minimum on one tree per ten parking spaces. Be advised, the required landscaping/screening/buffering shall be provided and reviewed at the site plan stage pursuant to Zoning Ordinance Section SPECIAL EXCEPTION STANDARDS 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 this Ordinance. [ ] 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 Zoning Staff Comments The Applicant is proposing to increase the FAR from.60 to 1.0. Zoning Administration defers to Community Planning for appropriateness of the use. Per the statement of justification, the Applicant states that the anticipated noise generated will not negatively impact adjacent uses. However, the surrounding office uses may be impacted by the noise of the external equipment and operations of the proposed data center use. Zoning Administration recommends that all mechanical yards/loading areas be located internal to the overall data center development proposal/layout. Specifically, the proposed mechanical yard/loading area for the proposed data center building adjacent to Beaumeade Circle (PIN ) be located on the opposite side of the proposed data center building and internal to the overall proposed data center development. No Comment. No Comment.

23 ZRTD and SPEX Beaumeade Circle February 21, 2018 Page 6 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 services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities. No Comment. Did the traffic study contemplate the church remaining on-site as the data center is building out? If not, the traffic study should be updated to reflect the phasing of the proposed develop and the continued operation of the existing church. 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 exception permit.

24 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: March 1, 2018 TO: FROM: Richard W. Hancock, AICP, Project Manager Department of Planning and Zoning Rory L. Toth, CZA/CTM, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: SPEX & ZRTD Beaumeade Circle, LLC First Referral Background These Special Exception (SPEX) and Zoning Map Amendment in the Route 28 Tax District (ZRTD) applications seek to 1) Allow a FAR increase from 0.6 to 1.0 FAR for data center uses and accessory uses; and 2) Rezone the subject property (PIN ) from PD-IP (Planned Development-Industrial Park) under the 1993 Zoning Ordinance to PD-IP under the Revised 1993 Zoning Ordinance (Zoning Ordinance), as amended. The subject property is approximately 22.6 acres in size and is located west of Beaumeade Circle (VA Route 3037) and north of Waxpool Road (VA Route 625) within the Suburban Policy Area (Ashburn Community). Access to the site will be provided via three access points onto Beaumeade Circle, which is a four-lane undivided (U4) local secondary roadway and is not part of the 2010 CTP roadway network of arterial and collector roadways. There are currently bicycle/pedestrian facilities along portions of this segment of Beaumeade Circle. A vicinity map is provided as Attachment 1. Department of Transportation and Capital Infrastructure (DTCI) review of these applications is based on materials received from the Department of Planning and Zoning on January 22, 2018, including (1) an information sheet, dated January 18, 2018; (2) a Statement of Justification dated January 4, 2018; (3) a Traffic Memo, prepared by Gorove Slade, dated December 28, 2017; and (4) a Special Exception and ZRTD plat (plan set), prepared by Urban, Ltd., dated October 2017, revised through January 4, Executive Summary Based on review of the applications as submitted, DTCI is unable to provide a recommendation at this time. DTCI may have additional comments based on the Applicant s responses to the comments provided, and is available to meet with the Applicant upon request to discuss the proposal. Staff is available to meet with the Applicant to discuss the comments noted in this referral. DTCI has the following general concerns regarding this application. Detailed discussion of these issues are provided in the Transportation Comments section below: Attachment 6c

25 SPEX & ZRTD Beaumeade Circle, LLC DTCI First Referral Comments March 1, 2018 Page 2 A draft proffer is recommended which limits the proposed uses on the site to data center uses only and accessory uses. Clarification is needed as to whether some entrances on the site will be secured with gates. Clarification and coordination is needed regarding timing of construction and phasing of the data center uses as it relates to existing uses on the site and parking. Clarification and commitments regarding the construction of sidewalks is necessary with respect to sidewalks internal to the site and along Beaumeade Circle. Review of Applicant s Traffic Memo DTCI s assessment of the Applicant s traffic study and transportation impacts deriving from the proposed development is based on review the Applicant s submission materials, existing and planned transportation facilities, and applicable County policies. The Applicant submitted a Traffic Memo dated December 28, 2017 analyzing the impacts of the proposed 984,456 square feet of data center uses on the surrounding roadway network during the weekday AM and PM peak hours. The Traffic Memo provided a trip generation for the site and it is noted that the Applicant is proposing data center uses only at a 1.0 FAR. The Traffic Memo also provided a trip generation comparison of proposed data center trips versus trips that are generated by the church and private school use currently located on the site and trips that could be generated by-right under the PD-IP zoning district under the Revised 1993 Zoning Ordinance, as amended, (using a conservative trip generation use of office/light-industrial use). Table 1 below provides a comparison of trips generated under these three scenarios. See the Transportation Comments and Recommendations section of this referral for additional comments on these matters. Table 1: Trip Generation for Beaumeade Circle* Development Program AM Peak PM Peak Weekday Total Trips Trips Trips Current 3,200-Seat Church ,952 Current Private School Use (500 Students) ,380 Existing Uses Total Trips ,332 Total By Right Uses Permitted Uses under FAR or 393,800 Flex Industrial 51% Light ,563 Industrial and 49% Office. Proposed Data Center Uses (1.0 FAR or 984,456 square feet) Difference Proposed versus Existing Uses ,357 Difference (Proposed versus By-right) ,588 Sources: DTCI Staff and Beaumeade Circle Traffic Memo, prepared by Gorove Slade, dated December 28, 2017 *For complete breakdown of trip generation, please consult the Applicant s Traffic Memo, Pages 4 and 5. The proposed development is forecasted to result in a decrease in the number of trips in the AM peak hour, PM peak hour and total weekday trips versus those trips generated by the

26 SPEX & ZRTD Beaumeade Circle, LLC DTCI First Referral Comments March 1, 2018 Page 3 existing church and private school uses currently on the site and those trips that could be generated by right under the current PD-IP zoning. Crash Data The Traffic Memo included three years of crash data information (TIS Pages 1 and 2 and Appendix B) from VDOT and the Loudoun County Sheriff s Office at the existing site entrances along Beaumeade Circle. Only one crash was reported near the subject site during this time period. Transportation Comments and Recommendations DTCI staff reviewed the Applicant s submitted materials and has the following comments: Traffic Study 1. As these applications include a SPEX application, DTCI has evaluated the traffic impacts attributable to the proposed use and finds the Applicant s Traffic Memo to be acceptable. The proposed data center uses would result in a decrease in the amount of AM peak, PM peak and Total Daily trips on the site. 2. DTCI notes that the Traffic Memo and SOJ submitted with the applications state that the use will be limited to data center uses and accessory uses. DTCI recommends that a draft proffer statement be submitted for review which states that the uses on the property are limited to data center uses only and its accessory uses. Access, Parking and Circulation 3. Access to the proposed data center uses are provided from Beaumeade Circle via the existing entrances to the site. It is noted that there are labels on the plan set which indicate that some entrances may be gated and secured. Please clarify. It is also noted that access to the site must meet County Facilities Standards Manual standards and applicable VDOT minimum entrance standards and adequate sight distance at the entrances. 4. DTCI notes that the Applicant s SOJ states that the development of the site will occur in phases. The SOJ states that Phase 1 will build 141,744 square feet of data center uses, while allowing the church to continue operating. However, it is unclear as to when this will occur and the timing of other phases. DTCI notes that one of the County s commuter lots is located on the subject site. It is DTCI s understanding that the commuter lot will be going away in the future. A special exception condition should be drafted which states that the Applicant will coordinate with the church and DTCI regarding when the commuter lot will no longer be available for use. In addition, the SPEX condition needs to state that the Applicant will provide the minimum off-street parking spaces for all uses required by the Zoning Ordinance and access for all uses during all phases of construction and development of the data center uses. Said information regarding compliance with offstreet parking and access could be demonstrated at the time of site plan submittal. DTCI

27 SPEX & ZRTD Beaumeade Circle, LLC DTCI First Referral Comments March 1, 2018 Page 4 may have further comments at the next referral submission. Lastly, DTCI notes that the ADAMS Center use, which is located across Beaumeade Circle from the subject site, has a special exception condition which allows parking for their use on the church s property. DTCI defers additional comment to DPZ and the County Attorney s Office regarding the impact of these current applications on the uses and parking associated with the ADAMS center. Bicycle and Pedestrians 5. Per the 2003 Bike and Ped Plan (Chapter 4, Walkways and Sidewalks Policies 2a), sidewalks are called for on all local secondary roads, (i.e. Beaumeade Circle). As such, the Applicant needs to provide a public access easement to accommodate a future fivefoot wide sidewalk along the site s entire Beaumeade Circle frontage, unless the Applicant can demonstrate that such a sidewalk can be accommodated in the existing public rightof-way meeting VDOT standards. Furthermore, DTCI notes that Sheet 5 of the plan set shows Proposed Pedestrian Routes along Beaumeade Circle and internal to the site, however, the width of these facilities are not specified. The plan set needs to be amended to reflect the width of the sidewalks. DTCI notes that the Applicant also needs to construct a small section of sidewalk that is missing from the plan set just north of the site s northernmost entrance off Beaumeade Circle. The SPEX condition needs to state that the Applicant will construct a five-foot wide sidewalk along the site s entire frontage with Beaumeade Circle and those sidewalks internal to the site as shown on the plan set. Said sidewalks shall be constructed or bonded for construction, prior to approval of the first site plan for the use and will be available for use prior to occupancy. General Comments 6. DTCI notes that Sheet 7 of the plan set shows a modification to landscaped open space, however, there is no ZMOD application included with the application. DTCI defers further comment to the Department of Planning and Zoning. ATTACHMENT 1. Site Vicinity Map cc: Lou Mosurak, Senior Coordinator, DTCI Scott Gross, Transit & Commuter Services Manager, DTCI

28 Loudoun County Print Map March 1, 2018 SITE SPEX & ZRTD Beaumeade Circle, LLC ATTACHMENT 1

29 DATE: February 6, 2018 TO: FROM: Richard Hancock, Project Manager, Department of Planning and Zoning Buddy Rizer, Executive Director, DED Prepared By: Alex Gonski, Market Intelligence Manager, DED SUBJECT: Beaumeade Circle LLC SPEX and ZRTD 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 PD-IP governed by the 1993 Zoning Ordinance to PD-IP governed by the Revised 1993 Zoning Ordinance; and 2. A Special Exception to increase the floor area ration from 0.6 to 1.0 DED Response The project is proposing to construct approximately 141,744 square feet of data center uses on the property. The proposed project is located within the Route 28 Corridor, which is envisioned as an airport-anchored gateway into Loudoun County in the Revised General Plan. The plan envisions this area as offering a positive and welcoming business environment that supports significant job growth and economic activity in varied settings, including flex uses such as data centers and higher FARs that develop the area to its full potential. It also supports the conversion of properties to the Revised 1993 Zoning Ordinance. More specifically the project is located within the Route 28 Corridor Business, which envisions Non-residential FARs between 0.4 and 1.0 within the Route 28 Business area. Conversion of the property to the Revised 1993 Zoning Ordinance allows for additional uses not otherwise permitted under the 1993 Zoning Ordinance and supports business establishment, growth and expansion for industries in the County s targeted economic clusters. The additional FAR granted by the Special Exception means the County could see an additional increase in the commercial tax base by allowing developers to maximize development potential on the property. Please contact Alex Gonski at alex.gonski@loudoun.gov or for any follow-up questions or concerns. Attachment 6d biz.loudoun.gov

30 COUNTY OF LOUDOUN PARKS, RECREATION AND COMMUNITY SERVICES REFERRAL MEMORANDUM To: Richard Hancock, AICP. 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 Jim Bonfils, Vice Chairman, PROS Board, Broad Run District Kenya Savage, PROS Board, Chair At-Large Karla Etten, Open Space Member At-Large Kelly Foltman, Open Space Member At-Large Date: February 13, 2018 Subject: Beaumeade Circle, LLC SPEX 2017 & ZRTD Election District: Broad Run Sub Planning Area: Ashburn MCPI # APPLICATION OVERVIEW: The subject site is located west of Beaumeade Circle (Route 3037) and to the north of Waxpool Road (Route 625). The Property is zoned Planned Development Industrial Park under the 1993 Zoning Ordinance. The Applicant is requesting a Zoning Map Amendment to convert the Property from Planned Development Industrial Park (PD-IP) under the 1993 Zoning Ordinance to Planned Development Industrial Park (PD-IP) under the Revised 1993 Zoning Ordinance, as amended (the "ZRTD"), and a special exception to increase the maximum allowable floor area ratio (FAR) from 0.6 to 1.0 limited to data centers. The Property currently operates as the Christian Fellowship Church and is improved with a two-story church/school building containing approximately 211,125 square feet of gross floor area and ballfields pursuant to SPEX Attachment 6e

31 Beaumeade Circle, LLC SPEX & ZRTD February 13, 2018 Page 2 of 3 SITE PROJECT PROPOSAL: The Applicant is seeking ZRTD approval to convert the Property to the PD-IP Zoning District under the Revised 1993 Zoning Ordinance as well as Special Exception approval for a maximum 1.0 FAR limited to data center and accessory uses. The Applicant proposes approximately 984,456 square feet of data center uses to be constructed in phases. During the first phase of construction, the Applicant plans to construct approximately 141,744 square feet of data center uses while allowing the Church to continue operating, in order to give the Church additional time to find a new location for their church and school.

32 Beaumeade Circle, LLC SPEX & ZRTD February 13, 2018 Page 3 of 3 COMMENTS/CONCLUSION: PRCS has reviewed the referenced application and would not be in objection to approval of the application as presented. If you have any questions or concerns regarding these comments, please do not hesitate to contact me at or mark.novak@loudoun.gov.

33 Memorandum To: Richard Hancock, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: February 22, 2018 Subject: Beaumeade Circle SPEX & ZRTD Thank you for the opportunity to review the above captioned application. The Fire and Rescue Staff has no comments. The Fire-Rescue GIS and Mapping coordinator offered the following information regarding estimated response times: PIN Sterling, Station 24/35 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 Kincora, Station 24/35 5 minutes If you have any questions or need additional information, please contact me at c: project file Attachment 6f

34 Loudoun County, Virginia Department of Fire and Rescue Fire Marshal s Office Belmont Ridge Road, Suite 150 Brambleton Virginia Phone Fax Memorandum DATE: February 16, 2018 TO: FROM: THRU: SUBJECT: Richard Hancock, Project Manager, Engineering Division Christopher Richardson, Inspector Linda Hale, Chief Fire Marshal SPEX ZRTD Beaumeade Circle LLC First Submission The Loudoun County Fire Marshal s Office has no objections to the rezoning and special exception for the SPEX ZRTD Beaumeade Circle LLC First Submission project. The Loudoun County Fire Marshal s Office reserves the right to guarantee Fire Code compliance when more detailed information is made available. For example but not limited to the FMO will be looking for more information on the following: fire lane identification for fire apparatus access roads, hydrant location, 300 foot hose lay measured "as the hose lies" between and around obstructions from the hydrant around building, approved fire apparatus turn around areas, dead end fire apparatus access roads in excess of 150 feet, fire apparatus access roads to within 150 feet of the exterior of buildings first floor, turning radii/turning analysis using AASHTO - SU-40 on fire apparatus access roads, and immediate unobstructed access to fire department connections. One item noted on proposed layout. A fire apparatus access road would need to go between the two buildings into the mechanical yard to have all portions of the exterior within 150 feet of a fire apparatus access road. Approval of a fire lane permit with an approved fire service plan, by the Fire Marshal s Office, will be necessary for the fire lane installation and the fire lane improvements must be inspected and approved prior to the occupancy permit. If there are any changes to the plans include the Fire Marshal s Office in review to ensure fire code compliance. I. Requirements: From 2015 Loudoun County Facilities Standards Manual (FSM) and 2012 Loudoun County Fire Prevention Code (LCFPC) Web address for the International Code Council Virginia 2012 Statewide Fire Prevention Code None. II. Concern: Teamwork * Integrity * Professionalism * Service

35 III. IV. 1. None. Recommendations: 1. None. Questions: 1. None. Information for requesting a modifications to the LCFPC: Modifications. The fire official may grant modifications to any provision of the SFPC upon application by the owner or the owner s agent provided the spirit and intent of the SFPC are observed and public health, welfare, and safety are assured. Note: The current editions of many nationally recognized model codes and standards are referenced by the SFPC. Future amendments to such codes and standards do not automatically become part of the SFPC; however, the fire official should consider such amendments in deciding whether a modification request should be granted Supporting data. The fire official shall require that sufficient technical data be submitted to substantiate the proposed use of any alternative. If it is determined that the evidence presented is satisfactory proof of performance for the use intended, the fire official shall approve the use of such alternative subject to the requirements of this code. The fire official may require and consider a statement from a professional engineer, architect or other competent person as to the equivalency of the proposed modification.

36 J COU:YTJ II 1757 Environmental Health Loudoun County Health Department P.O. Box 7000 Leesburg,VA Phone: 703/ January 23, 2018 Fax: 703/ Community Health Phone: 703/ Fax: 703/ MEMORANDUM TO: Richard Hancock, Project Manager MSC # 62 Building and Development, Planning Division FROM: Joseph E. Lock MSC # 6 Rural Section Supervisor Division of Environmental Health SUBJECT: SPEX , ZRTD , Beaumeade Circle, LLC PIN: The above referenced project meets the requirements of Section of the LSDO for: Yes No N/ A a. Proposed Sewage Systems X b. Proposed Wells X The locations on the plat, submitted by Urban, Ltd. dated January 4, 2018, are correct as shown: a. Wells ( existing and proposed) X b. Sewage Systems X Health Department comments: Staff supports approval of the application for the following reasons X Staff cannot recommend approval of the application for the following reasons _ Staff recommends approval of the application with the following reservations _ Items that are incorrect/deficient are listed on the attached page. Attachments Yes X No If further information or clarification on the above project is required, please contact me at (703) JEUJAB/jel C: BeaumeadeSPEX Ref. Referral VD LirVIRGINIA OF FEALT' Protecting You and Your Environment Attachment 6g

37 ATTACHMENT All facilities are connected to public water and sewer.

38 February 16, 2018 Richard Hancock Department of Building and Development, Planning Division 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia Re: Beaumeade Circle, LLC SPEX & ZRTD Dear Mr. Hancock: Loudoun Water has reviewed the referenced special exception and zoning conversion and offers the following: Please be advised that reclaimed water is readily available to the proposed datacenters for uses such as evaporative cooling, adiabatic cooling, and irrigation. With the proposed development Loudoun Water will require reclaimed water easement across this parcel. The alignment of such an easement will be established with review of the construction plans for this site; separate from this application. With the proposed development of this parcel Loudoun Water will require a hydraulic analysis of the sanitary sewer downstream of this site. This will be a requirement for Loudoun Water s approval of the construction plans. With the proposed development of this parcel Loudoun Water will require a hydraulic water model analysis to determine water main sizing and interconnection. This will be a requirement for Loudoun Water s approval of the construction plans. Any improvements to the water and/or sewer infrastructure needed in support of this development would be the responsibility of the applicant. Water, sanitary sewer, and reclaimed water service would be contingent upon the developer s compliance with our Statement of Policy; Rate, Rules and Regulations; and Engineering Design Manual. Page 1 of 2 Attachment 6h

39 We encourage the applicant to schedule a pre-submission meeting with Loudoun Water as part of preparing the construction plans for the proposed datacenters. Should you have any questions, please do not hesitate to contact me or Julie Atwell. Sincerely, Dominic Powers, EIT Project Engineer Page 2 of 2

40 Hancock, Richard From: Sent: To: Cc: Subject: Rutyna, Mark Wednesday, February 21, :45 PM Hancock, Richard Wollard, Gregg; Cooper, Michael SPEX & ZRTD BEAUMEADE CIRCLE, LLC Rick, Thank you for the opportunity to comment on BEAUMEADE CIRCLE LLC, located at the approximate intersection of Loudoun County Parkway and Beaumeade Circle, and the request to convert a 22.6 acre parcel to data center and accessory uses. The Airports Authority does not object to the proposed land uses provided that none of the proposed infrastructure emits light into the night sky. Because the heights of future data center structures are not specified in the proposal, vertical structures could penetrate critical surfaces around the airport and/or associated lighting could cause glare to pilots on approach. Filing of a Notice of Proposed Construction (form 7460) with the Federal Aviation Administration (FAA) under Title 14 of the Code of Federal Regulations CFR Part 77, may be required. The referred website has a tool the applicant can use to identify if a 7460 form is required ( As an added precaution, the Airports Authority recommends that the applicant submit a 7460 form regardless of the results of the tool. If you have any questions, please let me know. Thank you. Mark Rutyna, CAPM, C.M. Airport Planner 1 Aviation Circle, MA-32D Washington, DC T: F: Mark.Rutyna@mwaa.com mwaa.com 1 Attachment 6i

41 STEPHEN C. BRICH, P.E. COMMISSIONER DEPARTMENT OF TRANSPORTATION 4975 Alliance Drive Fairfax, VA February 28, 2018 Richard W. Hancock, AICP County of Loudoun Department of Planning and Zoning 1 Harrison Street, S.E. 3 rd Floor Leesburg, Virginia Re: Beaumeade Circle, LLC Loudoun County Application Number: SPEX & ZRTD Dear Mr. Hancock: We have reviewed the above application as requested in your January 18, 2018 transmittal (received January 24, 2018). We have no objection to approval of this application. However, it should be noted; it appears sight distance at the main site entrance will be impeded by the street trees proposed along Beaumeade Circle. The future site plan application shall demonstrate that all intersection sight distance is clear and unobstructed by landscaping material and any other fix object. If you have any questions, please do not hesitate to contact me; I can be reach by phone ( ) or via (clyde.wallace@vdot.virginia.gov). Sincerely, Clyde A. Wallace Clyde A. Wallace, P.E. Engineer cc: Antonios R. Estafanous, P.E. Attachment 6j