BOARD OF SUPERVISORS TRANSPORTATION AND LAND USE COMMITTEE ACTION ITEM. SPMI , Blue Ribbon Kennel

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1 BOARD OF SUPERVISORS TRANSPORTATION AND LAND USE COMMITTEE ACTION ITEM Date of Meeting: October 16, 2018 # 5 SUBJECT: ELECTION DISTRICT: SPMI , Blue Ribbon Kennel Catoctin CRITICAL ACTION DATE: November 8, 2018 STAFF CONTACTS: Richard W. Hancock, AICP, Project Manager, Planning & Zoning Kenny Young, Acting Director, Planning & Zoning PURPOSE: The purpose of this application is to consider adding a 5,600-square-foot building to a previously approved indoor kennel to accommodate an indoor pool, exercise, and other uses. RECOMMENDATION: Planning Commission: Minor Special Exceptions (SPMI) are not subject to consideration by the Planning Commission and therefore proceed directly to the Board of Supervisors (Board) for action. Staff: Staff supports Board approval subject to the Conditions of Approval (Conditions) dated September 26, 2018, (Attachment 1) and based on the Findings for Approval (Attachment 2). The Office of the County Attorney has approved the Conditions to legal form. The applicant has been provided the Conditions; staff will provide an update at the meeting. The application is ready for action. BACKGROUND: The applicant has requested a SPMI to add a 5,600-square-foot building for an indoor pool, exercise, and other uses to an existing 4,476-square-foot indoor kennel serving up to 28 dogs in the AR-1 (Agricultural Rural 1) zoning district. This application would modify SPEX , Aces Canine Kennel. Staff supports the additional building. In 2005 the applicant requested a kennel permit to board 40 dogs. At the time of the request, the proposed business did not meet the zoning definition of a kennel but did require approval of a kennel permit from the Board processed through Loudoun County Animal Services (formerly the Department of Animal Care and Control). The Board denied the requested kennel permit on May 16, The applicant filed a Civil Complaint (Circuit Court of Loudoun County, Civil Case No. CL 41632), which was settled in July 2007 (Attachment 3). The applicant was permitted to establish a kennel on the subject property with conditions, including limiting it to indoor runs,

2 Item 5, Blue Ribbon Kennel Transportation and Land Use Committee October 16, 2018 Page 2 28 dogs, and boarding only (no ancillary services). By that time however, the modified request met the definition of an indoor kennel, which required approval of an SPMI in the AR-1 (Agricultural Rural 1) zone. This necessitated the 2007 request (SPEX , 1 Aces Canine Kennel) for an indoor kennel, which the Board approved on May 3, The subject request before the Board is to amend the previously approved indoor kennel use by adding a 5,600-squarefoot building without increasing the number of animals served. Board of Supervisors: The Board held a Public Hearing on the application on September 12, There was one public speaker; he was opposed to the application, citing concerns about compliance with existing Conditions and the source of the water for the pool. The Board discussed extending the critical action date (to which the applicant agreed) and directed staff to discuss Condition #4 (No Outdoor Areas) with the applicant. The Board forwarded (8-0-1: Higgins absent) the application to the October 2, 2018, Board Business Meeting for action. Staff responses to the Board discussion are listed in the Issues section below. Staff from the Office of County Attorney and the Department of Planning and Zoning, including Zoning Administration, met with the applicant and their representatives on Wednesday, September 19, 2018, to discuss the Conditions. Discussion centered on the operations at the existing Blue Ribbon Kennel and the zoning definition of Indoor Kennel. Condition #4 was subsequently changed from No Outdoor Areas to Animal Supervision. The Board met to consider the application at the October 2, 2018 Business Meeting. After staff informed the Board that the applicant had agreed to discuss the item at a future Transportation and Land Use Committee (TLUC) meeting, the Board forwarded the application to the October 16, 2018 TLUC meeting for discussion. The applicant has not held any community meetings. Staff has received ten comments from four individuals on Loudoun Online Land Application System (LOLA), all in opposition to the request. Concerns raised included compliance with existing Conditions, increasing the number of animals, lighting, noise, and water impacts. There have been no zoning complaints associated with the existing kennel since it began operations in The staff reports and associated attachments can be viewed online on LOLA at search SPMI UPDATE: Since the Board Business Meeting, Condition #4 has been further simplified. ISSUES: At the Board Public Hearing, the Board provided additional time for staff to work with the applicant regarding the proposed Condition #4 included in the September 12, 2018, staff report. The concern expressed was that this proposed Condition would be unduly restrictive. As mentioned above, staff met with the applicant September 19, As part of discussing Condition #4, the issue of zoning standards for outdoor activities at indoor kennels was discussed. Condition #3, relating to the Conditions of SPEX was also discussed. 1 The SPMI abbreviation to designate Minor Special Exception applications began in 2009.

3 Item 5, Blue Ribbon Kennel Transportation and Land Use Committee October 16, 2018 Page 3 To properly address this issue, zoning requirements for this SPMI for an indoor kennel are presented below. This application is for an indoor kennel. Kennel and indoor kennel uses are defined in Section (Attachment 4) of the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance). The distinction between the two is that indoor kennels are limited to within a completely enclosed commercial facility with no outdoor activity They are also processed differently due to different land use impacts. In the AR-1 zoning district, kennels require a SPEX, and indoor kennels require an SPMI. In conformance with this definition, the applicant s response to the Matters for Consideration within the Statements of Justification (SOJ) from SPEX (page 2 of Attachment 5) and from the current application (page 3 of Attachment 6) state [t]he animals will not be exercised or kept outside the building. During the review of this application, however, staff observed fenced areas behind the existing kennel building evidence of outdoor activities similar to that of a Kennel use. Most appropriately, this would require a SPEX application to authorize the change in use and expand it with the new proposed building. When staff provided this option, the applicant declined. Instead, the SPMI plat was updated to show the fenced areas existed and were to be removed. As required by the Zoning Ordinance, should this SPMI application be approved, any future improvements to the site will have to conform to the SPMI plat. The applicant was also provided the option of requesting a zoning determination to address their interpretation of the zoning standards, as provided for in the Zoning Ordinance when such concerns arise, but declined. Since meeting with the applicant, the language to Conditions #4 (Attachment 1) has been modified. Noting that deviation from the zoning definition cannot be approved with an SPMI application, staff has updated Condition #4 to define the control of dogs when outside. All other conditions remain unchanged. FISCAL IMPACT: There are no outstanding fiscal issues. The proposed retail uses typically generate more revenue than they require in public expenditures. ALTERNATIVES: The TLUC may recommend approval or denial, or may forward the applications to an additional Committee meeting for further discussion. DRAFT MOTIONS: 1. I move that the Transportation and Land Use Committee forward SPMI , Blue Ribbon Kennel, to a future Board of Supervisors Business Meeting for action with a recommendation of approval based on the Findings for Approval provided as Attachment 2 to the October 16, 2018, Transportation and Land Use Committee Action Item. (This motion would require an extension of the Critical Action date if the Business Meeting is scheduled after November 8, 2018.)

4 Item 5, Blue Ribbon Kennel Transportation and Land Use Committee October 16, 2018 Page 4 OR 2. I move an alternate motion. ATTACHMENTS: 1. Conditions of Approval (October 11, 2018) 2. Findings for Approval 3. Final Order Civil Case No. CL Section of Revised 1993 Loudoun County Zoning Ordinance 5. Statement of Justification from SPEX Statement of Justification (July 26, 2018) 7. Minor Special Exception Plat (August 29, 2018) 8. Vicinity Map

5 SPMI Blue Ribbon Kennel CONDITIONS OF APPROVAL October 11, Substantial Conformance. The development of the Minor Special Exception use described in Condition 2 below shall be in substantial conformance with Sheets 1 and 3 of 3 of the plan set entitled Blue Ribbon Kennel, dated July 11, 2017, and revised through August 29, 2018, as prepared by Pennoni Associates Inc. (the SPMI 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 /17//54/////2/ (PIN: ) and a portion of Tax Map Number /17//40/////5/ (PIN: ) (the Property ), shall not relieve the applicant or the owners of the Property, their successors, or parties developing, establishing, or operating the approved Minor 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. This Minor Special Exception grants approval for the expansion of an existing approximately 4,476 square foot Indoor Kennel use in the AR-1 (Agricultural Rural- 1) zoning district as set forth in Section of the Zoning Ordinance and pursuant to the Additional Regulations for Specific Uses of Section of the Zoning Ordinance previously approved pursuant to SPEX , Aces Canine Indoor Kennel and permits the construction of a new approximately 5,600 square foot building that shall be limited to contain an indoor exercise pool and indoor exercise facility (the SPMI Use ) as further specified below: a. The SPMI Use is limited to a maximum of twenty-eight (28) dogs between both buildings at any one time. b. The SPMI Use is limited to the boarding of dogs; no ancillary services are to be provided on the Property unrelated to the boarding of dogs. 3. Previous Minor Special Exception. These Conditions of Approval shall supersede all previous Conditions of Approval associated with SPEX including the July 3, 2007 Litigation Settlement Conditions of Approval specifically incorporated with SPEX Animal Supervision. Any dog outside shall be on leash and supervised by kennel staff. 5. Noise. The new approximately 5,600 square foot building (the New Building ) shall be designed and constructed with sufficient noise attenuation acoustical treatment measures to ensure that at a full capacity of 28 dogs, exterior noise levels as measured at the point of the parcel boundary closest to the SPMI Use, do not exceed 55dB(A). Said limit may be achieved through use of insulated or reinforced concrete wall and ceiling construction, Sound Transmission Class ( STC ) rated exterior doors, or other construction features as appropriate. Compliance with said standard shall be evidenced by a certification from an architect or professional engineer licensed in the Commonwealth of Virginia, or from a professional Attachment 1

6 acoustical consultant, which said certification shall be submitted prior to, or in conjunction with, the approval of the first Site Plan ( STPL ), Rural Economy Site Plan ( REST ), Site Plan Amendment ( SPAM ), or Sketch Plan submitted for the New Building. Such certification shall certify that the design and construction methods and materials to be used in the construction of the building are such that compliance with the foregoing standard is met. 6. Exterior Lighting. All new exterior lighting installed on the Property shall be fully cutoff and fully shielded light fixtures as defined by the Illuminating Engineering Society of North America (IESNA), and shall be directed downward and inward toward the interior of the Property, away from nearby properties and roadways. The Applicant shall depict lighting details on any STPL, REST, SPAM, or Sketch Plan submitted for any SPMI Use on the Property. 7. Landscaping. Evergreens shall be planted around the New Building, to match the existing kennel building, closely spaced to provide visual shielding from adjoining properties. All landscaping shall be maintained in good health; dead or diseased materials shall be replaced in kind. 8. Reduce Traffic. The Applicant will use best efforts to reduce traffic on the roads in the neighborhood by continuing to offer a pick-up and drop-off service for her clients. 9. Utilities. The Applicant must comply with the Loudoun County Health Department regulations for the New Building connection to the existing waste disposal system and the existing water supply. The Applicant shall depict said onsite sewage disposal system on the first STPL, REST, SPAM, or Sketch Plan for the SPMI Use. Such sewage disposal system shall be installed and approved prior to issuance of an Occupancy Permit for the SPMI Use. Such Occupancy Permit shall not be issued until the Applicant has provided (i) written documentation from County Building and Development or Zoning Administration staff that the said sewage disposal system has been installed and approved for use, or (ii) written documentation from Zoning Administration staff that the said installation is no longer a prerequisite for issuance of such occupancy permit, or (iii) such other documentation or evidence of either of the foregoing which may hereafter be established by the County as suitable confirmation of same. 10. Animal Waste Handling and Disposal. The SPMI Use shall comply with all applicable federal, state, and local regulations regarding animal care and treatment, animal facilities, and animal waste disposal. NOTE: Prior to the approval of the first zoning permit for the SPMI Use, the Owner has agreed to provide to Loudoun County a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of $0.10 per gross square foot of the non-residential floor area of the building depicted on the SPMI Plat as Proposed 1-Story 5,600 SF, for distribution by the County to the volunteer fire and rescue companies that provide service to the Property. The amount of such contribution shall be adjusted annually from the base year of 1988 and change effective each January 1st thereafter, in accordance with the Consumer Price Index, for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, United States Department of Labor, for the Washington-Baltimore, DC-MD-VA-WV

7 Consolidated Metropolitan Area (the CPI ). Contributions pursuant to this paragraph shall be divided equally between the servicing fire and rescue companies providing fire and rescue services to the Property. Notwithstanding the foregoing, if at the time of the application for any such zoning permit, the primary servicing fire and rescue companies do not utilize, to any significant extent, either volunteer staff or apparatus owned by a volunteer organization, then the Owner may elect to make no contribution. The intent of this Note is to support volunteer fire and rescue staffing and operations so long as any significant element of the primary provider of fire and rescue services to the Property is volunteer owned or operated. If only one of these services has ceased to utilize volunteer staff and apparatus as described above in this Note, then the contribution may be halved and shall be provided to the remaining company.

8 SPMI Blue Ribbon Kennel FINDINGS FOR APPROVAL 1. The proposed minor special exception request to modify an existing kennel in the AR-1 (Agricultural Rural-1) zoning district, as conditioned, is consistent with the land use designation of the area and supported by the economic and environmental policies of the Revised General Plan. 2. The proposed indoor kennel use, as conditioned, mitigates potential noise impacts on nearby properties. The Conditions of Approval require proactive noise attenuation measures. In addition, the proposed use will be subject to noise-related performance standards as described in Section of the Revised 1993 Loudoun County Zoning Ordinance. 3. The proposed addition will not have a significant mpact upon the local transportation network; no additional animals will be kenneled. 4. The proposed indoor kennel on the subject property will be adequately buffered and screened from adjoining properties. 5. The proposed use, as conditioned, complies with the applicable requirements of the Revised 1993 Loudoun County Zoning Ordinance. Attachment 2

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12 (E) (F) The sales area for accessory products shall be limited to twenty-five percent (25%) of the gross sales area. Twenty-five percent (25%) of the gross sales receipts of the commercial nursery must be derived from plants produced on site; or twenty-five (25%) of the area designated as a commercial nursery shall be dedicated to the cultivation of plants to be sold on site Kennels/Indoor Kennels. For the purposes of this Ordinance, the following words and phrases shall have the meanings respectively ascribed to them by this Section: (A) Kennels. (1) General. Kennel shall mean any place in or at which, for a fee, five (5) or more dogs, cats, or other household pets over the age of six months are trained, boarded, including day care services, or handled. (2) Not Applicable to Animal Hospital/Grooming Use. This Section shall not apply to any establishment whose principal use is grooming or any animal hospital. (B) Indoor Kennel. (1) General. Indoor kennel shall mean any place that is within a completely enclosed commercial facility with no outdoor activity in which dogs, cats or other household pets are confined or penned in close proximity to each other, except for the primary purpose of grooming, or wherein any owner engages in boarding, breeding, letting for hire, training for a fee, or selling dogs, cats, or other household pets. (2) No Opening to Outside. Indoor Kennels shall not be housed in a structure with any opening to the outside except required ingress/egress and ventilation equipment, shall have an animal waste handling plan, and shall conform to any other requirements that the Planning Commission and/or Board of Supervisors may impose pursuant to special exception review (Section ). (3) Accessory Uses. Indoor Kennels may include accessory uses to an indoor kennel: up to 10% of gross floor area for retail sales, up to 10% of gross floor area for veterinary service, up to 10% of gross floor area for animal hospital, and up to 10% of gross floor area for grooming; provided, however, that accessory uses may not exceed 25% of the total gross floor area. (C) Kennels in AR, TR, and JLMA Districts. Kennels in the AR, TR, and JLMA districts shall comply with the following standards. (1) Location on Site/Dimensional Standards. An outdoor kennel shall be set back 100 feet from a lot line. Attachment 4 Section Revision Date: September 5, 2017

13 (2) Roads/Access. (a) (b) All kennels shall comply with the road access standards of Section There shall be no more than one point of access from a kennel to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (3) Landscaping/Buffering/Screening. (a) (b) The use shall comply with the landscaping and screening standards of Section 5-653(A). Parking areas shall be screened to comply with the requirements of Section 5-653(B). (4) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). (5) Noise. The maximum allowable db(a) level of impulsive sound emitted from the use, as measured at the property line, shall not exceed 55 db(a). (6) Parking. (a) (b) General. Parking and loading shall be provided as required by Section Surface. All parking areas serving the use shall use a dustfree surfacing material as provided in the Facilities Standard Manual Recycling Drop-Off Centers and Material Recovery Facilities. (A) General Standards for Recycling Drop-Off Centers. All recycling drop-off centers, public or private, shall meet the following minimum standards: (1) Centers may be established on a site which has either a public or private school, shopping center, community center, church, park, fire station, or library, or may be established on land owned by a local government or an owners association. (2) A center may utilize movable containers and trailers to collect and store recyclable materials. (3) All recycling drop-off centers shall accept only glass, metals, plastics, papers, corrugated cardboard, and other identified reusable recyclable items; hazardous or toxic materials shall not be accepted. Section Revision Date: September 5, 2017

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19 208 Church Street, SE Leesburg, VA T: F: Statement of Justification July 26, 2017, Rev July 26, 2018 SPMI , Blue Ribbon Kennel Project Background and Goals Aces Canine Enterprises, LLC ( the Applicant ), is requesting a Minor Special Exception application (SPMI) to permit an expansion of the existing indoor kennel facility located at Rehoboth Church Road. The new 5,600 square foot building (62 x 90 +/-) would be a standalone structure to accompany the existing kennel facility. The new building will house an indoor exercise pool, indoor exercise facility, and possibly other ancillary uses to the kennel (office / kitchen). The proposed building would be accessed by a fenced path from the existing kennel building and would have a fenced perimeter. The applicant/property has previous approval of a minor Special Exception (SPEX ) permitting the applicant to establish an indoor kennel on the subject property with conditions limiting the number of dogs and mitigating the potential impacts on adjoining properties. The Rural Economy Site Plan (REST ) was approved May 12, The acre subject property is located on the east side of Rehoboth Church Road (Route 691), south of Rickard Road (Route 692), approximately three miles south of the town of Lovettsville. The subject property is accessed by an existing gravel driveway with a commercial entrance per REST The applicant owns and resides in the adjacent 6.78 acre property to the south of the proposed kennel site. Other residential properties ranging from three to eleven acres border the north, south and west sides of the subject property and a larger fifty-acre farm borders the east side of the subject property. The subject property is zoned AR-1 (Agriculture Rural-1) and is governed under the provisions of the Revised 1993 Loudoun County Zoning Ordinance. A review of County GIS records did not identify any environmental features on the site that would be affected by the proposed construction. Zoning and Comprehensive Plan Compliance: The property is zoned AR-1. The AR-1 ordinance defines an indoor-run kennel as a minor special exception use per Table Section identifies several performance standards that Kennels must meet in the AR-1 district. The facility, including the proposed addition, meets each of these requirements. (1) Location must be 100 from a lot line a. Buildings are a minimum of 135 feet from nearest property line (2) Road / Access a. Existing C1 Entrance road serves up to 20 VPD b. Site has one point of access to Rehoboth Church Road (VDOT road) (3) Landscape meets sections 5-653(A) and (B) with the approved Rural Economy Site Plan (REST ) Attachment 6

20 ATLP1702 July 26, 2017, rev July 26, 2018 Page 2 Statement of Justification Blue Ribbon (4) Exterior Lighting meets section 5-652(A) (5) Noise meets allowable db levels (6) Parking meets requirements and is a dustless surface. The Revised General Plan envisions Loudoun County having a variety of rural uses, including light industry and services related to animal care. The Applicant s SPEX conforms to the underlying land use designation for the Property as set forth in the Revised General Plan. The Applicant s proposal also holds with the rural character of the area and with surrounding rural and residential uses. This application will help the County enhance its tax base, add jobs, and offer needed services to the area. Proposed Indoor Run and training facilities: The Applicant proposes to construct an indoor support facility building (62 x90 +/-) containing indoor runs, a swimming pool and a small kitchen facility. The kennel proposed is one story in height and approximately 5,600 square feet in area. Parking and kennel capacity (max 28) will not change. Landscaping and buffers will be used to screen the use in accordance with the standards of the revised ordinance. Site Design and Access: Rehoboth Church Road connects to Route 287 through Rickard Road to the north. It provides access along the eastern boundary of the property. The site location is approximately two acres in area and is centrally located on the property. The site is served by a 30 commercial entrance approved with REST Market for Canine Services in Loudoun County: According the Loudoun County Department of Economic Development, Loudoun County s population will exceed 415,000 by In light of this level of residential growth, the market for pet services should rise accordingly. As opposed to a breeding kennel, however, which would raise and show dog breeds, this kennel fills a more specific need, boarding services. This use promotes economic development as the County s residential population continues to grow. Conclusion: The proposed addition to this existing Rural Economy Business will allow the owners additional offerings and services in attracting kennel business. This proposal implements the County s vision for rural-oriented commercial services consistent with the rural character of the area. It will improve the tax base and economy of the County without adversely affecting the County s residential population continues to grow. SPECIAL EXCEPTION MATTERS FOR CONSIDERATION 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:

21 ATLP1702 July 26, 2017, rev July 26, 2018 Page 3 Statement of Justification Blue Ribbon (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. The planned Land Use Map designates the Property for Rural use. Kennels qualify as a rural use and the proposed kennel designs mitigates undesirable effects to the surrounding area and holds with the general character of the area. It is consistent and complementary to the Rural policies of the Revised General Plan ( RGP ) (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. The kennel will not generate noise that will negatively impact surrounding uses. All lighting for the proposed kennel will be designed to minimize glare on adjacent uses. Lighting shall conform to the applicable sections of the Zoning Ordinance and Facility Standards Manual. The kennel is sited over 300 feet from any neighboring buildings. The animals will not be exercised or kept outside of the building. Further, the structures will incorporate sound resistant materials into its walls and roof. Finally, the Applicant will provide a landscaping plan that will further mitigate any auditory impacts. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. The proposed use will be compatible with permitted uses allowed on the adjacent properties, all which are currently zoned AR-1. (4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. No archaeological, historic, topographic, physical, natural and scenic features will be disturbed with the construction of this use. In addition, the Applicant has sited the proposed building east of existing tree line specifically to retain the trees. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. The proposed kennel promotes the welfare of the public by providing animal care services to the surrounding area, create tax revenue to fund important county initiative, and create employment opportunities. (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities. The kennel will be served adequately by existing public utilities and essential public services. As a condition of approval of the existing minor special exception, a pump and haul application is in place to haul away animal debris as well as a private drainfied to handle the restrooms.

22 14190 REHOBETH CHURCH ROAD (SR#691) LOVETTSVILLE, VIRGINIA LOCATION MAP ALWAYS CALL 811 BEFORE YOU DIG IN VIRGINIA CALL SECTION REQUIRES THREE WORKING DAYS NOTICE TO UTILITIES BEFORE YOU EXCAVATE, DRILL OR BLAST VIRGINIA UTILITY PROTECTION SERVICE, INC. TICKET NUMBER(S): REVISIONS NO. DATE FIRST REFERRAL COMMENTS 1. 5/04/18 SECOND SUBMISSION COMMENTS 2 7/24/18 BOS HEARING SETS CALL BEFORE YOU DIG MIDDLEBURG SILT LOAM 2-7% SLOPES PURCELLVILLE AND TANKERVILLE 15-25% SLOPES EUBANKS LOAM 2-7% SLOPES EUBANKS LOAM 7-15% SLOPES EUBANKS LOAM 2-7% SLOPES, STONY 3. ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATE; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM. USDA NRCS WEB SOIL SURVEY: 17B 20D 28B 28C 29B 08/29/18 I:\Projects\ATLP\1702-Blue Ribbon Kennel\DESIGN\L\ATLP1702-CS-SPMI-COVER.dwgPLOTTED:8/30/2018 1:57 PM, BY:Mark W. Thomas PLOTSTYLE:Pennoni NCS.stb PROJECT STATUS: ---- MWT Scale: 1" = 1000' LOVETTSVILLE, VIRGINIA JENNIFER DONNELLY-SCHOFFSTALL BY D ROA PREPARED FOR: REHOBETH CHURCH ROAD (SR#691) TH MWT SITE JENNIFER DONNELLY 17B SBW 28C 29B REHOBE SPMI B 29B LOVETTSVILLE, VIRGINIA C REHOBETH CHURCH ROAD (SR#691) 28C 20D 28B RCH CHU RT BE R JULY 2017 BLUE RIBBON KENNEL LIN T URNP IKE NORTH RICKARD ROAD ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR AND OWNER MUST BE NOTIFIED OF ANY DISCREPANCIES BEFORE PROCEEDING WITH WORK LOUDOUN COUNTY, VIRGINIA BOLINGTON ROAD SPMI Church Street, SE Leesburg, VA T F PENNONI ASSOCIATES INC. BLUE RIBBON KENNEL PENNONI ASSOCIATES INC. 208 Church Street, SE Leesburg, VA T F Attachment 7 ATLP1702 PROJECT PREPARED BY: DATE SHEET INDEX COVER EXISTING CONDITIONS SPMI PLAT DRAWING SCALE NTS DRAWN BY HSW APPROVED BY MWT ATLP1702-CS-SPMI-COVER SHEET 1 OF 3

23 I:\Projects\ATLP\1702-Blue Ribbon Kennel\DESIGN\L\ATLP1702-CS-SPMI.dwg PLOTTED: 8/29/ :53 AM, BY: Mark W. Thomas PLOTSTYLE: Pennoni NCS.stb PROJECT STATUS: ' 100' EXISTING CONDITIONS NOT FOR CONSTRUCTION NORTH ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR AND OWNER MUST BE NOTIFIED OF ANY DISCREPANCIES BEFORE PROCEEDING WITH WORK BLUE RIBBON KENNEL PROJECT DATE REHOBETH CHURCH ROAD (SR#691) LOVETTSVILLE, VA DRAWING SCALE DRAWN BY APPROVED BY SPMI /24/18 2 SECOND SUBMISSION COMMENTS SBW PENNONI ASSOCIATES INC. JENNIFER DONNELLY REHOBETH CHURCH ROAD (SR#691) ATLP1702 1" = 50' HSW LOVETTSVILLE, VA BY DATE NO. REVISIONS ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM MWT ATLP1702-CS-SPMI SHEET MWT 08/29/18 3. BOS HEARING SETS 2 OF Church Street, SE Leesburg, VA T F MWT 5/04/18 1. FIRST REFERRAL COMMENTS

24 I:\Projects\ATLP\1702-Blue Ribbon Kennel\DESIGN\L\ATLP1702-CS-SPMI.dwg PLOTTED: 8/29/ :56 AM, BY: Mark W. Thomas PLOTSTYLE: Pennoni NCS.stb PROJECT STATUS: ---- LIMITS OF MINOR SPECIAL EXCEPTION 500' MIN. TO BE REMOVED NORTH 250' MIN. 50' MIN. 50' SETBACK WITH AREA IN WHICH NEW BUILDING MAY BE CONSTRUCTED TO BE REMOVED TYPE 3 BUFFER YARD 225' MIN 100' MIN. 275' MIN. LIMITS OF DISTURBANCE LESS THAN 10,000 SF LIMITS OF MINOR SPECIAL EXCEPTION PROPOSED KENNEL ADDITION 0 50' 100' NOT FOR CONSTRUCTION ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR AND OWNER MUST BE NOTIFIED OF ANY DISCREPANCIES BEFORE PROCEEDING WITH WORK BLUE RIBBON KENNEL PROJECT DATE REHOBETH CHURCH ROAD (SR#691) LOVETTSVILLE, VA DRAWING SCALE DRAWN BY APPROVED BY SPMI /24/18 2 SECOND SUBMISSION COMMENTS SBW PENNONI ASSOCIATES INC. JENNIFER DONNELLY REHOBETH CHURCH ROAD (SR#691) ATLP1702 1" = 50' HSW LOVETTSVILLE, VA BY DATE NO. REVISIONS ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM MWT ATLP1702-CS-SPMI SHEET MWT 08/29/18 3. BOS HEARING SETS 3 OF Church Street, SE Leesburg, VA T F MWT 5/04/18 1. FIRST REFERRAL COMMENTS

25 VICINITY MAP SPMI , Blue Ribbon Kennel Attachment 8