COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE

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1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Christopher M. Price, AICP Director of Planning September 9, 2016 TO: FROM: RE: Planning Commission Scott F. Meyer Planning Office Rezoning Brentsville Magisterial District I. Background is as follows: A. Request To rezone ±24 acres from M-1, Heavy Industrial, to B-1, General Business, to develop a commercial recreation facility and retail uses with associated signage and building height modifications. This request is being concurrently processed with #CPA , Virginia Gateway Addition (Limestone Drive). Rezoning Request: M-1 to B-1 zoning Required / Allowed Provided / Proposed by Development as B-1 zoning Site Area N/A ±24 acres REZ area (2 pad sites for future development) Building Area N/A Not known at this time FAR 0.40 maximum 0.40 Height 45 feet Up to 60 feet (building height modifications with REZ) Parking 8 spaces; 1 ADA accessible space To be determined/verified during site plan review Minimum Open Coverage 15% 30% provided Landscape Buffers 30-foot landscape buffer to (north); 10-foot landscape strip between similar uses Conceptual plan shown with Limits of Clearing; Required to meet all current standards, unless modified or waivered Average Daily Trips N/A 1,180 AADT at access point off of Limestone Drive Building Façade Signs 3 signs; 3 SF per building length 6 façade signs (signage modifications with REZ)

2 September 9, 2016 Page 2 Rezoning Request: M-1 to B-1 zoning Freestanding Signs Required / Allowed 2 freestanding signs (1 along each street frontage) Provided / Proposed by Development as B-1 zoning 6 monument signs proposed (signage modifications with REZ) B. Site Location The subject ±24.0-acre property is located northeast of the intersection of Limestone Drive and Wentworth Green Drive, approximately 1,400 feet south of the intersection of Wellington Road and Limestone Drive. The site is identified on County maps as GPIN and is addressed as 7801 Limestone Drive. The site also is located within the I-66 / Route 29 Sector Plan special planning area (see maps in Attachment A). C. Comprehensive Plan The site is currently designated FEC, Flexible Use Employment Center, and is also located within the I-66 / Route 29 Sector Plan special planning area according to the Comprehensive Plan. A Comprehensive Plan Amendment (CPA) request is being concurrently processed with this subject rezoning proposal, as per #CPA , which is to re-designate ±24.0 acres from FEC, Flexible Use Employment Center, to RCC, Regional Commercial Center. D. Zoning The site is currently zoned M-1, Heavy Industrial, and is located within the Data Center Opportunity Overlay District and the Airport Safety Overlay District. E. Surrounding Land Uses Land to the north of the subject area includes a mix of industrial/manufacturing and commercial uses. To the south is Gainesville Elementary School. A residential community is located west of the subject area. Virginia Gateway lies to the northwest (see Attachment A for maps). II. Current Situation is as follows: A. Planning Office Recommendation Staff recommends approval of #REZ , Lifetime Fitness at Virginia Gateway, subject to the proffers dated September 8, 2016, for the following reasons: The proposed use as a large-scale commercial recreation facility will serve as an addition/expansion to the existing Virginia Gateway regional retail development and is compatible with surrounding uses. The B-1 zoning district allows for commercial uses that are more compatible with adjacent residential uses than those uses permitted in the existing M-1, Heavy Industrial, zoning district.

3 September 9, 2016 Page 3 As proffered, quality architectural/building design and a cohesive design is being proposed with this rezoning proposal. Through the concurrent CPA to re-plan the property from FEC to RCC and with the rezoning request from M-1 to B-1, the resulting development will yield considerably less traffic than what could have been developed. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for September 21, III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use Is the proposed use consistent with those uses intended by the FEC use designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions in effect July 1, 2014? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Comments Have other jurisdictions raised any issues? D. Legal Uses of the Property What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? E. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the proffers dated September 8, 2016, as found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a. Long-Range Land Use The proposed zoning district of B-1, General Business, as proffered and among other similar uses, directly implements the concurrent request to re-plan the use designation of RCC, Regional Commercial Center. Currently, the FEC, Flexible Use Employment, land use designation is inconsistent with the M-1, Heavy Industrial, zoning district. Therefore, with the CPA request and the rezoning request, the subject property will be more appropriately planned and zoned.

4 September 9, 2016 Page 4 b. Level of Service (LOS) The level of service impacts for this proposed rezoning are being mitigated according to the 2014 Policy Guide for Monetary Contributions, as follows: Water Quality $75 per acre ± 24.0 acres $1, Fire & Rescue $0.61 per SF of 115,000 SF $81, building area fitness center, 15,000 SF retail space, and 4,000 SF restaurant = 134,000 SF total (as provided in TIA) TOTAL $ $83, Community Input Notice of the rezoning request has been transmitted to property owners within 200 feet of the site. As of the date of this staff report, the Planning Office has not received any other verbal or written comments on this proposal. 3. Other Jurisdictional Comments This project site is located outside of the required notification area from adjacent jurisdictions. 4. Legal Uses of the Property If the rezoning is approved, the site could be developed as proffered with the B-1, General Business, zoning district. With the new B-1 zoning in place, the subject property could be used as a new commercial recreation center, and with increased building height and associated signage modifications. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney. 5. Timing The Planning Commission has until December 20, 2016, which is 90 days from the first public hearing date, to take action on the rezoning proposal. A recommendation to approve the rezoning request would meet the 90-day requirement. B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis: a. Long-Range Land Use If the rezoning application is denied, the property could not be developed as a commercial recreational facility and other enhancements, as proposed. On the contrary, the existing M-1, Heavy Industrial, zoning will remain intact. The property would be able to develop according to the M-1 zoning standards, and would maintain its current FEC use designation.

5 September 9, 2016 Page 5 b. Level of Service (LOS) Denial would not have any impact on the existing level of service. 2. Community Input Notice of the rezoning request has been transmitted to property owners within 200 feet of the site. As of the date of this staff report, the Planning Office has not received any other verbal or written comments on this proposal. 3. Other Jurisdictional Comments This project site is located outside of the required notification area from adjacent jurisdictions. 4. Legal Uses of the Property If the rezoning is denied, the property would retain its M-1, Heavy Industrial, zoning and could be developed as per the original approved proffers in REZ #PLN Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney. 5. Timing The Planning Commission has until December 20, 2016, which is 90 days from the first public hearing date, to take action on the rezoning proposal. A recommendation to deny the rezoning request would meet the 90-day requirement. V. Recommendation is that the Planning Commission accept Alternative A and recommend approval of, subject to the proffers dated September 8, Staff: Scott F. Meyer, x 6876 Attachments A. Area Maps B. Staff Analysis C. Proffer Statement D. GDP E. Illustrative Plan F. ECA Plan Maps G. Building Elevations H. Signage Elevations I. Historical Commission Resolution

6 Attachment A Maps VICINITY MAP Page A-1

7 Attachment A Maps AERIAL MAP Page A-2

8 Attachment A Maps EXISTING ZONING MAP Page A-3

9 Attachment A Maps LONG-RANGE LAND USE MAP Page A-4

10 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: APPROVAL This summary analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Comprehensive Plan Sections Long-Range Land Use Community Design Cultural Resources Environment Fire and Rescue Police Potable Water Sanitary Sewer Transportation Plan Consistency Yes Yes Yes Yes Yes Yes Yes Yes Yes Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long-Range Land Use Map Designation Zoning North Commercial condos/industrial office park FEC M-1 South Gainesville Middle School PL M-2; M-1 East Vacant/undeveloped; planned Heavy Industrial; Existing PWCSA Water Tank (southeast corner abutting site) EI M-1 West Suburban residential (medium density); Wentworth Green SRM PMR Page B-1

11 Long-Range Land Use Plan Analysis Attachment B Staff Analysis Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services for residents and employers needs. The Long Range Land Use Plan sets out policies and action strategies that further the County s goal of concentrating on population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a highquality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. LTF Real Estate Company, Inc. ( Applicant") is the contract purchaser of the subject property, which is comprised of approximately acres. The Applicant is requesting a rezoning of the property from M-1, Heavy Industrial, to B-1 General Commercial, to permit a commercial recreation facility and retail uses. Included with the rezoning submission is an illustrative plan that shows more details of the orientation and layout of the Life Time Fitness facility and two associated future retail pad sites. The subject site is located within the Development Area. The following table on the next page summarizes the intended uses, characteristics, and densities intended for the Flexible Use Employment Center (FEC) land use designation. Page B-2

12 Attachment B Staff Analysis Long-Range Land Use Map Designation Flexible Use Employment Center (FEC) Intended Uses and Densities The purpose of the Flexible Use Employment Center classification is to provide for areas of employment uses situated on individual sites or in campus-style parks. Primary uses in the FEC classification are light manufacturing, start-up businesses, small assembly businesses, and office uses (including government offices, particularly those for Prince William County agencies). Retail and/or retail service uses shall be considered secondary uses and shall represent no greater than 25 percent of the total FEC gross floor area of the project. These retail/retail service uses shall be so located on a site that their primary purpose is to support the needs of those employed within that FEC project. Warehousing, wholesale, storage and/or distribution uses shall also be considered secondary uses within any FEC project. Outdoor storage shall also be considered a secondary use and shall be limited to no more than 25 percent of the land area of the FEC project. Within an FEC designated project, the more intense uses shall be located in the core of the area and the less intense uses (excluding outdoor storage) at the periphery, to act as a transition between the FEC project and adjacent areas designated or developed for different uses. Office development in FEC areas is encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a supplement to the Community Design Plan chapter of the Comprehensive Plan and available from the Planning Office. Proposal s Strengths Compatible Use in Area Context This rezoning is proposed in connection with a Comprehensive Plan Amendment, CPA #PLN , which is changing the land use designation from Flexible Use Employment Center (FEC) to Regional Commercial Center (RCC). The purpose of the RCC designation is for large-scale retail projects that serve a regional market. The rezoning and CPA allow for a natural addition to Virginia Gateway and would be developed in a comprehensive, coordinated manner, similar to the rest of Virginia Gateway. New Land Use & Zoning Compatibility The proposed rezoning of the subject property from to M-1, Heavy Industrial, to B-1, General Business, directly implements the concurrently requested RCC land use designation within the Comprehensive Plan. Proposal s Weaknesses Existing Land Use & Zoning Incompatibility Currently, the FEC land use designation is not intended to be implemented by the M-1, Heavy Industrial, zoning district. Page B-3

13 Attachment B Staff Analysis On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. Height Modification Request Pursuant to Zoning Ordinance Sections and , the Applicant is requesting the maximum height of any building to be constructed on the property, may be up to 60 feet. This deviates from the standard B-1 zoning requirements of 45 feet in height. The Board of County Supervisors may, by approval of a proffered rezoning or a Special Use Permit application, approve a structure with a height greater than any specific limitation, subject to the following standards: a. For a rezoning application, the maximum height shall be specifically proffered by the applicant and accepted by the Board of County Supervisors; for a Special Use Permit application, the maximum height shall be made a condition of approval of the application; b. The Board of County Supervisors shall be satisfied that approval of a proffer or Special Use Permit is a more appropriate course than a rezoning to a classification permitting the height requested; c. The Board of County Supervisors shall be satisfied that the proposed height shall not have a substantial adverse impact on the light and air of adjacent and nearby properties; d. The County Fire Marshal has certified in writing that the proposed building or other structure can be properly protected, and will not endanger improvements on adjacent properties, in case of fire; e. All other requirements of this chapter for a conditional rezoning or Special Use Permit have been met; and Page B-4

14 Attachment B Staff Analysis f. The proposal shall not constitute a hazard to aerial navigation. Where the Board of County Supervisors believes a proposal may be such a hazard, the proposal shall not be approved unless the Federal Aviation Administration certifies in writing that the proposal does not constitute a hazard to aerial navigation. At a requested building height of up to 60 feet within the proposed B-1 zoning district, this height threshold is still within the allowable maximum height of up to 75 feet, which would be permitted in the current M-1 zoning district. Staff does not deem this request to be unreasonable and has determined the height modification to be justified in the context of the proposed development. Sign Modification Request Section of the Zoning Ordinance allows the Board of County Supervisors to approve signage above the maximum allowances of the sign standards within the Zoning Ordinance as part of a rezoning or SUP request. For this specific rezoning proposal, in order to install additional building façade signs and encompass larger than allowable sign areas, modification requests through this rezoning are required. The Applicant is requesting up to four (4) monument signs and up to six (6) building façade signs. Pursuant to Section of the Zoning Ordinance and in the context of this rezoning proposal, the following criteria must be considered in order to grant modifications for signage: a. Nature of Proposed Use Factors such as whether the use is a destination or one that relies more on drive-by visibility should be considered. o The commercial recreation use is both a destination use and a use that will rely on drive-by visibility. Additional signage is needed to improve the drive-by visibility, and to enhance the overall visual quality and image of the property. There may be future development on the southern portion of the property and additional entry and monument signage is needed. These signs may incorporate tenant panels for identification. b. Character of the Existing Area The impact on the visual appearance of adjacent and nearby properties and rights-ofway should be considered. o This rezoning is proposed in connection with a Comprehensive Plan Amendment (CPA), which was initiated on February 23, The CPA proposes a change in the land use designation from FEC to RCC, Regional Commercial Center, which is characteristic for Virginia Gateway. The purpose of the RCC designation is for large-scale retail/commercial projects that serve a regional market. Those areas of the County designated RCC are located close to or with good access from an interstate highway. In this context, the subject property is an appropriate extension of the RCC area. In addition, due to the location of the building and the Page B-5

15 Attachment B Staff Analysis surrounding mixture of residential, commercial, and industrial uses, the proposed sign modification request will have a minimal impact on the visual appearance of adjacent/nearby properties and right-of-way. c. Unique Situation Whether a unique situation exists, causing a need that is not recurring in nature. o There is no unique situation that exists. However, the proposed signage is coordinated with the architecture of the building and represents the brand and corporate identity for Lifetime Fitness. In addition, the signage will aid potential customers/members in identifying the characteristics and specific services available. d. Comprehensive Plan Designation o The current land use designation is FEC, which is proposed to change to RCC in connection with a concurrent CPA. e. Special Visual Obstruction Consider the existence of a special visual obstruction or difficulty in locating the use, making the application of the general provisions of this section too restrictive. o Due to the overall site layout, the proposed building is located such that signage is needed on the front (south elevation) and sides (east and west elevations, which necessitates additional façade signage on the building in order to provide visibility. f. Highway Corridor Overlay District (HCOD) Proposal s Strengths o The property is not located within a Highway Corridor Overlay District. Signage Package A comprehensive sign package has been offered by the Applicant and has been proffered with this Rezoning request. Signage & Building Elevations Proposed signage and building elevations for the Lifetime Fitness facility have been offered by the Applicant and are proffered with this rezoning. Quality Design As an extension of the Virginia Gateway retail/commercial center, a coordinated and cohesive, and high quality building design and architectural style has been proposed. Page B-6

16 Attachment B Staff Analysis Proposal s Weaknesses Insufficient Buffer Along Northern Property Line A 30-foot landscape buffer is required along the northern property line, which separates an existing industrial park use and commercial facility. This is not clearly shown. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. The Historical Commission reviewed this proposal at its June 14, 2016 meeting, and determined that no further work was needed (see resolution in Attachment I). The County Archaeologist concurs. Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Page B-7

17 Environment Plan Analysis Attachment B Staff Analysis Prince William County has a diverse natural environment, extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. Currently, the site is almost entirely wooded. There are no Resource Protection Area (RPA) features. However, there are some jurisdictional wetlands onsite that will be disturbed. SUBWATERSHED: Broad Run subshed 246 TOTAL SITE AREA / ER AREA: 24 acres / 0 acres TREE SAVE AREA: Not provided UNDISTURBED AREA: Not provided PERCENT IMPERVIOUS / PERVIOUS: acres / acres AREA OF DISTURBANCE: Not provided REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: Note on Sheet 2 of ECA indicates that species and habitats were indicated in database, but not in close proximity to site. This should be clarified. Soils: No. Soils name Slope Soil category Erodibility 30B Jackland 2-7% III Moderate 53B Sycoline-Kelly 2-7% II Moderate 56A Waxpool 0-2% III Slight Proposal s Strengths Water Quality A $75 per acre monetary contribution for water quality monitoring, stream restoration, and/or drainage improvements has been proffered. Defined Limits of Clearing As indicated on the GDP, approximate limits of clearing are delineated in order to control the extent of onsite disturbance, which results in preserving areas of intact vegetation onsite. This is especially true for the eastern/side portion of the subject site. Proposal s Weaknesses Extent of Site Disturbance Although limits of clearing are shown on the GDP, the extent of overall clearing is more excessive than preferred. Page B-8

18 Attachment B Staff Analysis On balance, this application is found to be consistent with the relevant components of the Environment Plan. Fire and Rescue Plan Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County s goal of protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR) training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The nearest responding fire station is Gainesville Fire & Rescue Station #4. The site is located within the 4.0-minute response area for fire suppression and basic life support, and is within the 8.0 minute response time for advanced life support services. The Gainesville station is located approximately 0.7 miles to the southwest of the SUP site. According to the FY 2014 figures, this station work load capacity was at 62.7 % with four tactical units and 5,014 responses. Proposal s Strengths Response Times The site is located within the recommended 4.0-minute response time for fire suppression and basic life support, and within the 8.0-minute response time for advanced life support services. Monetary Contribution The standard $0.61 per square foot of building area monetary contribution for water quality monitoring, stream restoration, and/or drainage improvements has been proffered. Station Workload According to the FY 2014 figures, the nearest responding station work load capacity is 62.7%, which is well within capacity. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Page B-9

19 Police Plan Analysis Attachment B Staff Analysis Residents and businesses expect a high level of police service for their community. This service increases the sense of safety and protects community investments. The Police Plan is designed to promote Prince William County s public safety strategic goal to continue to be a safe community, reduce criminal activity, and prevent personal injury and loss of life and property, as well as to ensure effective and timely responses throughout the County. This plan encourages funding and locating future police facilities to maximize public accessibility and police visibility as well as to permit effective, timely response to citizen needs and concerns. The plan recommends educational initiatives, such as Neighborhood and Business Watch, and Crime Prevention through Environmental Design (CPTED), which encourages new development to be designed in a way that enhances crime prevention. The plan also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. The Prince William County Police CPTED Manual, Crime Prevention Through Environmental Design: A guide to safe environments in Prince William County, Virginia, can be found at The Applicant should also consider the use of no-trespassing signage within the community. The developer/applicant is encouraged to pay particular attention to the CPTED manual and apply design principles during the final site plan/design phase. At this time, the Police Department does not believe this application will create significant impact on calls for service. Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the development area, and the use of private wells or public water in the rural area. Page B-10

20 Attachment B Staff Analysis The subject property is within the Development Area of the County and is thereby required to utilize public water to develop. Public water is available on-site from an existing 12-inch stubout located in the northwestern corner of the subject parcel. The Applicant must provide confirmation of dedicated easements for the two existing 24-inch transmission mains routed through the site before vacating the existing 25-foot ingress/egress easement. Public water shall be provided to serve the site. Depending on the final configuration of the onsite water mains, additional water main extensions may be required to provide adequate fire protection or satisfy water quality requirements. The Applicant shall plan, design and construct all on-site and off-site water utility improvements necessary to develop the subject property and the above-listed requirements in accordance with all applicable Service Authority, and County and State requirements, standards, and regulations. Proposal s Strengths Water Connection & Service The Applicant has proffered to be responsible for all onsite and off-site improvements required to provide the water service demand generated by the development. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sanitary Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sanitary Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary and stormwater sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the development area, and the use of either private or public sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area. The subject property is within the Development Area of the County and is thereby required to utilize public sewer to develop. Public sewer is available on-site from an existing 8-inch gravity main located along the northwestern corner of the subject site. A sewer will be required by the Applicant to ensure the existing sewer system has adequate capacity for the proposed development. The Applicant shall plan, design, and construct all on-site and off-site sanitary sewer utility improvements necessary to develop the property and satisfy all requirements in accordance with all applicable Service Authority, County, and State requirements, standards and regulations. Page B-11

21 Attachment B Staff Analysis Proposal s Strengths Sewer Connection & Service The Applicant has proffered to be responsible for all onsite and off-site improvements required to provide the sewer service demand generated by the development. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan. Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. The site is accessed off of Limestone Drive with a right-in/right-out configuration and full access off of Wentworth Green Drive. A Traffic Impact Analysis (TIA) was submitted with this proposal. Proposal s Strengths Site Access As proffered, access to the site shall be limited a right-in/right-out configuration off of Limestone Drive, as shown in the site access configuration on the General Development Plan (GDP). Extension of Wentworth Green Drive As proffered, the Applicant is dedicating additional right-of-way needed for the extension and widening of Wentworth Green Drive along the southern frontage of the site. As indicated on the GDP, right-of-way dedication has been provided along the entire length of southern property and up the adjacent property. This is considered favorable, as it sets up the future option if ultimately working towards a connection with the terminus of University Boulevard. Page B-12

22 Attachment B Staff Analysis Wentworth Green Drive Improvements As proffered, the Applicant is constructing these extensions over two phases. Access Drive Improvements As proffered, the proposed Wentworth Green Drive Improvements shall include sidewalks on both sides of such access drive extending northbound into the site. Proposal s Weaknesses Unresolved Left-Turn Issue At the time of this staff report, VDOT has accepted the revised TIA, but has rejected the proposal to prepare a traffic signal study in the area of the proposed development. Since this study would be for VDOT only and not benefit the County, the County does not support this. VDOT has left the decision as to whether to extend the westbound left turn lane on the Wellington Road approach at the Limestone intersection to the County. At this time, the County does not support this improvement and this issues needs to be resolved. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: At the time of this staff report, there was not full resolution in regard to the westbound left-turn lane on the Wellington Road approach at the Limestone Drive intersection. Staff and the Applicant has been working with VDOT on the proffered details, and it is expected that a resolution will soon be reached. Page B-13

23 Agency Comments Attachment B Staff Analysis The following agencies have reviewed the proposal and their comments have been summarized in relevant comprehensive plan chapters of this report. Individual comments are in the case file in the Planning Office: County Archaeologist PWC Fire Marshal PWC Historical Commission PWC Parks & Recreation PWC Planning Office / Proffer Administration / Zoning PWC Police / Crime Prevention PWC Public Works Solid Waste / Watershed / Environmental / Arborist PWC Service Authority PWC Transportation Virginia Department of Transportation (VDOT) Page B-14

24 Attachment C Proposed Proffers dated September 8, 2016 PROFFER STATEMENT RE: REZ #PLN , Life Time Fitness at Virginia Gateway Record Owner: Virginia Gateway Associates, L.P. Contract Purchaser/Applicant: LTF Real Estate Company, Inc. Property: GPIN Brentsville Magisterial District Approximately acres M-1, Heavy Industrial, to B-1, General Commercial Date: September 8, 2016 The undersigned hereby proffers that the use and development of the subject Property shall be in strict conformance with the following conditions, which shall supersede all other proffers made prior hereto (including the proffers approved with REZ #PLN and REZ # ) relative to the subject Property. In the event this rezoning is not granted as applied for by the Applicant, the below described proffers shall be withdrawn and are null and void and the proffers associated with REZ #PLN and REZ # shall remain in full force and effect. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. Any improvements proffered herein shall be provided at the time of development of the portion of the site served by the improvement, unless otherwise specified. The terms Applicant and Developer shall include all future owners and successors in interest. For purposes of reference in this Proffer Statement, GDP shall be that plan prepared by Urban, Ltd., entitled General Development Plan - Life Time Fitness Rezoning, dated April, 2016, last revised September 8, 2016 (sheet 2 of 4); and Transportation Plan shall be that plan prepared by Urban, Ltd., entitled Transportation Plan - Life Time Fitness Rezoning, dated April, 2016, last revised September 8, 2016 (sheet 4 of 4). USE AND DEVELOPMENT 1. General Development Plan - The subject Property shall be developed in general conformance with the GDP, subject to changes approved by the County in connection with site plan review. COMMUNITY DESIGN 2. Architecture - The architecture for the front façade of the building to be constructed in the northern building envelope on the Property, as depicted on the GDP, shall be in general conformance with the level of quality shown on the exhibit entitled Conceptual Exterior Building, dated August Modifications may be permitted to the building features such as, but not limited to, the number, location and dimensions of windows, doors, number of building stories and other architectural features and details provided the overall quality is maintained. Additional changes to the architecture may be approved by the Planning Director. Compliance with this proffer shall be evidenced with the submission to the Page C-1

25 Attachment C Proposed Proffers dated September 8, 2016 Planning Office of building elevations prior to the issuance of the building permit release letter. 3. Height - Pursuant to Zoning Ordinance Section and , the maximum height of any building to be constructed on the Property, may be sixty feet (60'), provided that the minimum setbacks in the B-1 District are met. Such other higher building height over 60 feet may be permitted, provided that any structure above 60 feet in height shall be setback a minimum of 20 feet plus one foot for every foot in height above 60 feet from all property lines. 4. Monument Signage - Pursuant to Zoning Ordinance Section , the Applicant may construct up to four (4) monument and/or entry feature signs in the general locations depicted on the GDP. Said signage shall be in general conformance with the elevations entitled Illustrative Monument/Entry Signage Elevations, dated July 28, The monument signs and/or entry features shall incorporate masonry construction and may have project identification signage and/or multiple tenant panels. 5. Facade Signage - Pursuant to Zoning Ordinance Section , the Applicant may construct up to six (6) façade signs on the building to be constructed in the northern building envelope on the Property, as depicted on the GDP. The façade signage shall be in general conformance with the elevations entitled Illustrative Façade Sign Elevations, dated July 28, 2016, consisting of two sheets. The sign copy, colors and corporate logos may change. TRANSPORTATION 6. Limestone Drive Entrance - Vehicular access to the Property from Limestone Drive shall be limited to right in/right out, as shown on the GDP or as otherwise approved by the County. 7. Extension of Wentworth Green Drive a. Dedication - The Applicant shall dedicate, at no cost to the Prince William County Department of Transportation (hereinafter, County Transportation ) or the Virginia Department of Transportation (hereinafter, VDOT ), public road rightof-way for Wentworth Green Drive in the location shown on the Transportation Plan and up to the maximum width shown on the Transportation Plan. Said right of way shall be dedicated to the County prior to or concurrent with the first final site plan for the Property. b. Design and Construction - The Applicant shall provide the design and engineering for the extension of Wentworth Green Drive on the Property as a modified CI-1 standard, as shown on the Transportation Plan and/or as otherwise modified or waived by County Transportation and/or VDOT in connection with final engineering and plan approval ( Wentworth Green Drive Improvements ). The Wentworth Green Drive Improvements shall include a sidewalk on the northern Page C-2

26 Attachment C Proposed Proffers dated September 8, 2016 side, but need not include a sidewalk on the southern side unless, at the time of submittal of the design and engineering plans for the Wentworth Green Drive Improvements, an off-site extension of Wentworth Green Drive has been constructed (by others) from future University Drive, to the eastern Property line. The design and engineering plans for the Wentworth Green Drive Improvements shall be provided to the County for review with the first final site plan for the Property. c. Construction - The Applicant may phase construction of the Wentworth Green Drive Improvements as follows: i. Phase I Construction: Subject to County Transportation and VDOT approval, the Applicant shall construct the first phase of the Wentworth Green Drive Improvements (depicted as Phase 1 on the Transportation Plan), within existing and proposed right-of-way ( Wentworth Green Drive Phase 1 Improvements ). The Wentworth Green Drive Phase 1 Improvements shall be completed prior to issuance of the first occupancy permit for a building in the northern building envelope on the Property, or such later date approved by County Transportation. For purposes of this proffer, completed shall mean that the improvements are constructed in accordance with approved plans and are open to traffic, but not necessarily accepted into the State system for maintenance. ii. Phase II Construction: Subject to County Transportation and VDOT approval, the Applicant shall construct the second phase of the Wentworth Green Drive Improvements (depicted as Phase 2 on the Transportation Plan), within existing and proposed right-of-way ( Wentworth Green Drive Phase 2 Improvements ). The Wentworth Green Drive Phase 2 Improvements shall be completed prior to issuance of an occupancy permit for the first building within the southern portions of the Property labeled as Future Development on the Transportation Plan, or such later date approved by County Transportation. For purposes of this proffer, completed shall mean that the improvements are constructed in accordance with approved plans and are open to traffic, but not necessarily accepted into the State system for maintenance. d. Access Drive: The drive providing vehicular access to the Property from the proposed Wentworth Green Drive Improvements shall include sidewalks on both sides of such access drive. The construction of the sidewalks along the access drive may be phased as follows: (i) the Applicant shall provide the sidewalk on the western side of the access drive with the initial construction of the access drive; and (ii) the Applicant shall construct the sidewalk on the eastern side of the access drive concurrently with its construction of the Wentworth Green Drive Phase 2 Improvements as described above. Page C-3

27 Attachment C Proposed Proffers dated September 8, 2016 FIRE & RESCUE 8. Monetary Contribution - The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $0.61 per square foot to be used for fire and rescue services. Said contribution shall be based on the size of the buildings shown on the applicable site plan(s) (excluding any structured parking) and shall be paid prior to and as a condition of the issuance of a building permit for such building. ENVIRONMENTAL 9. Monetary Contribution - The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring, drainage improvements and/or stream restoration projects. Said contribution shall be made prior to and as a condition of final site plan approval with the amount to be based on the acreage reflected on the site plan. 10. Stormwater Management - The Applicant shall provide stormwater management off-site per PWC Plan # and/or on-site. 11. Limits of Clearing - The Applicant shall limit clearing and grading within those areas depicted on the GDP as LOC, subject to minor revisions in accordance with final engineering considerations at the time of plan review and approval. No clearing or improvements shall be made within the limits of clearing, without County approval, with the exception of: (a) the removal of noxious vegetation, such as poison ivy, poison oak, etc., as well as dead, dying or hazardous trees; and/or (b) the installation and maintenance of storm sewer lines, SWM facilities or dry utilities. WATER AND SEWER 12. Water and Sewer - The Property shall be served by public sanitary sewer and water, and the Applicant shall be responsible for those improvements required in order to provide such service for the demand generated by the development of the Property. MISCELLANEOUS 13. Escalator - In the event the monetary contributions set forth in the Proffer Statement are paid to the Prince William County Board of County Supervisors within 18 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 18 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ( CPI-U ) published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 18 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, non-compounded. Page C-4

28 Attachment D GDP Page D-1

29 Attachment D GDP Page D-2

30 Attachment E Illustrative Plan Page E-1

31 Attachment F ECA Plan Maps Page F-1

32 Attachment F ECA Plan Maps Page F-2

33 Attachment G Building Elevations Page G-1

34 Attachment H Signage Elevations Page H-1

35 Attachment H Signage Elevations Page H-2

36 Attachment H Signage Elevations Page H-3

37 Attachment I Historical Commission Resolution Page I-1

38 Attachment I Historical Commission Resolution Page I-2