DEPARTMENT OF PLANNING Date of Hearing: October 12, 2016 AND ZONING STAFF REPORT BOARD OF SUPERVISORS PUBLIC HEARING

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1 DEPARTMENT OF PLANNING Date of Hearing: October 12, 2016 AND ZONING STAFF REPORT BOARD OF SUPERVISORS PUBLIC HEARING #14 SUBJECT: ELECTION DISTRICT: ZCPA , PAUL VI CATHOLIC HIGH SCHOOL SPEX PAUL VI CATHOLIC HIGH SCHOOL SPEX PAUL VI CATHOLIC CHURCH ZMOD ZONING MODIFICATIONS Dulles CRITICAL ACTION DATE: May 26, 2017 STAFF CONTACTS: APPLICANT: Jacqueline Marsh, AICP Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning The Most Reverend Paul Loverde c/o The Catholic Diocese of Arlington PURPOSE: The Applicant proposes the following: 1. A Zoning Concept Plan Amendment (ZCPA) to revise the approved Concept Development Plan associated with ZMAP , Catholic Diocese of Arlington, VA. 2. A Special Exception (SPEX) to permit a private high school for up to 2,000 students; 3. A Special Exception to permit a church use for up to 2,000 parishioners; and 4. Zoning Ordinance Modification (ZMOD) requests to reduce yard setbacks, increase building height up to 65 feet, and waive buffer yard requirements RECOMMENDATION: At its September 27, 2016 Public Hearing, the Planning Commission voted 9-0 to forward the ZCPA, SPEX, and ZMOD applications to the Board of Supervisors (Board) with a recommendation of approval based on the Findings listed below. The Commission s motion included language for flexibility for the Applicant and Staff to complete work on the final cost estimate for the ultimate Braddock Road construction build-out and the final amount the Applicant will contribute, and an allowance for the transportation contribution to be used for other road improvements within the region if appropriate. CONTENTS OF THIS STAFF REPORT Section Page Section Page Section Page Motions 2 Outstanding Issues 6 Utilities/Public Safety 11 Application Information 2 Policy Analysis 6 Zoning Modifications 11 PC Review 3 Land Use & Compatibility 7 Conditions 13 PC Findings 3 Environmental/Heritage 8 Attachments 14 Context 4 Transportation 9 Proposal 6 Capital Impact 11

2 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 2 Staff supports the Board approval upon resolution of the following outstanding issue: 1. The Applicant and staff have not come to an agreement on the final contribution that will be made for the cost of constructing the final two lanes of the planned four-lane Braddock Road. Staff is suggesting the Applicant contribute $1,539, This is based on the Braddock Road Cost Estimate. The Applicant is willing to contribute approximately $70,000 less than the requested amount. Staff supports the Board approval of the applications for the following reasons: 1. The proposal is generally consistent with the Transition Area policies as found in the Revised General Plan. 2. The Applicant is providing transportation improvements within the area that are in conformance with Countywide Transportation Plan (CTP) and will enhance the existing transportation network The Applicant s Proffer Statement and the Conditions of Approval recommended by Staff are being reviewed by the County Attorney s Office. An update will be provided at the Board Public Hearing. SUGGESTED MOTIONS: 1. I move that the Board of Supervisors forward ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School, to the November 1, 2016, Board of Supervisors Business Meeting for action. OR 2. I move an alternative motion. I. APPLICATION INFORMATION APPLICANT Catholic Diocese of Arlington The Most Reverend Paul S Loverde, Bishop J.Herily@arlingtondiocese.org REPRESENTATIVE Bowman Consulting Group, Inc. Packie Crown pcrown@bowmanconsulting.com REQUEST The Catholic Diocese of Arlington, of Arlington, Virginia, has submitted applications for the following: 1) to amend the concept plan approved with ZMAP in order to revise the previously approved layout design for the high school and athletic fields/buildings on the site; 2) Special Exceptions in order to a) permit a church and b) permit a private high school for more than 15 pupils in the PD-GI zoning district; and 3) Zoning Modification requests for a reduction in yard setbacks, to allow an increase in height up to 65 feet, and a waiver of buffer yard

3 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 3 requirements. PARCELS/ACREAGE Tax Map Number PIN Number Acreage 106////////19/ acres ACCEPTANCE DATE May 26, 2017 LOCATION South side of Braddock Road, east of Gum Spring Road (Route 659) ZONING ORDINANCE Revised 1993 POLICY AREA Transitional Policy Area (Lower Foley Subarea) EXISTING ZONING Planned Development General Industry (PD-GI) AI (Impact Overlay) within the LDN 60, aircraft noise contours PLANNED LAND USE Non-residential uses which provide a visual and spatial transition between suburban development to the east and rural development to the west. II. PLANNING COMMISSION REVIEW AND RECOMMENDATION At its September 27, 2016 Public Hearing, the Planning Commission voted 9-0 to forward the ZCPA, SPEX, and ZMOD applications to the Board of Supervisors (Board) with a recommendation of approval based on the Findings listed below. The Commission s motion included language for flexibility for the Applicant and staff to complete work on the final cost estimate for the ultimate Braddock Road construction build-out and the final amount the Applicant will contribute, and an allowance for the transportation contribution to be used for other road improvements within the region if appropriate. At the hearing, the Planning Commission discussion focused on the amount of parking onsite, the timing and nature of the various transportation improvements associated with the application, and future traffic conditions. There were no public speakers on this application. III. FINDINGS FOR APPROVAL 1. The proposal is generally consistent with the Transition Area policies as found in the Revised General Plan. 2. The Applicant is providing transportation improvements within the area that are in conformance with Countywide Transportation Plan (CTP) and will enhance the existing transportation network. 3. The applications otherwise comply with the applicable requirements of the Revised 1993 Zoning Ordinance

4 IV. CONTEXT Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 4 Location/Site Access The property consists of approximately acres of land located south of Route 620 (Braddock Road) and east of Route 659 (Gum Spring Road). The site is located south of South Riding and Cedar Hunt and east of Kirkpatrick Farms and Braddock Corner. Existing Conditions The subject site is unimproved and vacant with river and stream corridor resources and forest cover. The subject site is located within the one-mile buffer of the 60 Ldn aircraft noise contour. Surrounding Properties The property is surrounded on the south, west and east by farmland that is zoned TR1LF and TR3LF (Transition-Lower Foley). To the north across Braddock Road are a single-family attached and a single-family detached residential subdivision (zoned PD-H4 and R1 respectively). Braddock Road is the boundary between the Suburban Policy area and the Transition Policy Area. Immediately to the north are the South Riding Station and Cedar Hunt communities. Surrounding the largest portion of the proposed site to the east, south and west is the Ticonderoga Farms site pursuing a variety of agricultural activities. The remaining areas to the east and west are old farm fields that have been mowed, but not cultivated, recently. These areas remain small properties of single family farm or rural residential properties. Directions From Leesburg, proceed on southwest on Harrison ST SE toward Loudoun St SE. Take Evergreen Mills Road to VA-659 S in Arcola for 12.7 miles. Make a right and follow VA-659 S to US-50 for 1.2 miles. Take VA-659 for 2.6 miles to Braddock Road. Make a left, the destination will be on the right hand side.

5 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 5 Figure 1. Vicinity Map Background The property was granted approval for ZMAP , a Zoning Map Amendment to rezone the property from the TR-1LF and TR-3LF (Transitional Residential-1 Lower Foley and Transitional Residenital-3 Lower Foley) zoning districts to the PD-GI (Planned Development General Industry) zoning district. In addition, the Applicant received special exception approval (SPEX ) to permit a private elementary/middle school, private high school, church/parish center, rectory, athletic fields, and a temporary church use within the high school. Associated with these applications were zoning modifications to permit a reduction in yard and setback requirements and a height increase to of up to 40 feet for the school buildings and 50 feet for the church building. The Applicant has submitted a Zoning Concept Plan Amendment application because the site layout has changed and new SPEX applications because the previous application has expired.

6 V. PROPOSAL Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 6 Zoning Concept Plan Amendment Certain elements of ZMAP & SPEX have changed, including the removal of the elementary school use on the property. This necessitated a site layout change that resulted in the removal of the elementary school and church buildings, the high school being placed in a new location, and the reconfiguration of athletic fields and parking lots. Special Exception The Applicant is seeking the following two Special Exceptions: Application Number SPEX SPMI Request To permit a private high school for more than 15 students in the PD-GI zoning district To permit a church in the PD-GI zoning district. The primary use of the property is proposed for a private Catholic High School to serve up to 2,000 students. The Applicant is also requesting permission to use the high school gymnasium and other facilities for church related uses and services (for up to 2,000 parishioners) and permission to make the school playing fields and meeting rooms available on a limited basis for use by non-catholic patrons. Phase I of the development will provide for construction of up to 235,000 square feet to accommodate up to 1,200 students, on-site parking, and athletic fields. Phase 2 of the high school will provide for up to 306,500 square feet to accommodate a maximum of 2,000 students and additional parking. Revised 1993 Zoning Ordinance Modifications The Applicant seeks approval of several modifications to allow for a reduction in yard setbacks, to allow an increase in height up to 65 feet, and a waiver of buffer yard requirements. Staff provides an evaluation of the zoning modifications under the Zoning Analysis section of this staff report. VI. OUTSTANDING ISSUES Staff has identified the following outstanding issue: 1. The Applicant and staff have not come to an agreement on the final contribution that will be made for the cost of constructing the final two lanes of the planned four-lane Braddock Road. Staff is suggesting the Applicant contribute $1,539, This is based on the Braddock Road Cost Estimate. The Applicant is willing to contribute approximately $70,000 less than the requested amount. VII. POLICY ANALYSIS Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section (E) of the Revised 1993 Zoning Ordinance states that if an application is for a reclassification of property to a different zoning district classification on the Zoning Map, the Planning Commission shall give reasonable consideration to six (6) factors or criteria for approval. These criteria for approval are organized below by category, followed by Staff s analysis. Special Exception (SPEX) and Minor Special Exception (SPMI) Criteria for Approval - Zoning Ordinance Section of the Revised 1993 Zoning Ordinance states that in considering a minor special exception or special exception application, six (6) factors shall be given reasonable

7 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 7 consideration. These criteria for approval are organized below by category, followed by Staff s analysis. A. LAND USE ZO (E)(1) Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality. ZO (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Analysis Non-residential uses, such as large institutions, are anticipated within the Transition Policy Area, provided that they meet specific criteria and address the nature, scale, intensity, and design characteristics of the use. The overall concept of developing this parcel with a private high school and related uses is consistent with Transition land use policies. The location of this use provides a definitive transition from the surrounding residential uses to the agricultural uses to the east, west, and south of the site. B. COMPATIBILITY ZO (E)(2) The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values. ZO (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. Analysis There remain compatibility issues with the proposal as it relates to the modification to allow an increase in height of the high school building from 35 feet to 65 feet. In 2005, as part of the zoning map amendment and special exception applications, the subject property was granted a Zoning Modification approval for an increase in height of up to 40 feet for the school buildings and 50 feet for the church building. The maximum height in the PD-GI zoning district is 45 feet. The request to modify the height increase by five feet for the school buildings were supported by staff due to the modest request that would also allow architectural interest and would help mask roof top mechanical equipment. The Applicant is now proposing a Zoning Modification for the high school building (the church building has been removed from the CDP) to allow a height of up to 65 feet. Transition Area policies support individual buildings of non-residential development no greater than 40 feet in height depending on compatibility with the surrounding landscape and heights of adjacent structures. The surrounding development pattern consists of single-family residential homes (approximately 35 in height or less) and farmland. This request is discussed further in Zoning Modifications section of the staff report. Staff could support the proposed architecture. The Applicant has provided the following architectural illustrative and has agreed to / proffered to elements of the illustrative:

8 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 8 Figure 2. View facing Braddock Road C. ENVIRONMENTAL AND HERITAGE RESOURCES ZO (E)(5) Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts. ZO (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. Analysis There are no outstanding environmental issues. The previously approved applications were reviewed under the Green Infrastructure Policies and commitments were made to protect on-site environmental features. The changes to the proposed site design propose different impacts to the environmental features on-site. There is minor floodplain located in the northeastern corner of the property associated with the unnamed tributary to Elklick Creek. There are two locations where the applicant has proposed grading in the 50-foot management buffer to the minor floodplain to provide for stormwater management facilities. There are forested wetlands on the property. The previously approved plan provided limits of clearing to protect portions of the wetland system. During the referral process, staff recommended the forested wetlands that bisect the property be placed in a Tree Conservation Area (TCA) and additional measures to protect the critical root zone of the trees and avoid secondary impacts to forested wetlands should be considered in accordance with Chapter 5, Forest, Trees, and Vegetation Policies of the RGP. Existing forest cover associated with forested wetlands, the floodplain, the management buffer, and required landscape buffers should be located within a TCA. The Applicant has committed to providing Tree Conservation Areas, measures to offset encroachments in the Floodplain Management Buffer, and Low-Impact Development Best Managements Practices for Stormwater Management. The Applicant has designed the site with the sensitive environmental features in mind and has proffered to protect them.

9 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 9 D. TRANSPORTATION ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district [emphasis added]. ZO (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 [emphasis added]. Analysis There remain outstanding transportation issues. The Applicant and Staff have not come to an agreement on the final contribution that will be made for the cost of constructing the final two lanes of the planned four-lane Braddock Road. Staff is suggesting the Applicant contribute $1,539, This is based on the Braddock Road Cost Estimate. The Applicant is willing to contribute approximately $70,000 less than the requested amount. The property is located on the south side of Braddock Road (VA Route 620). Primary site access is proposed directly opposite the soon to be signalized intersection of Riding Center Drive (VA Route 2671) and Braddock Road. A secondary right-in / out only access will be located on Braddock Road at the eastern end of the property. The traffic signal at the intersection of Braddock Road, Riding Center Drive and the Paul VI High School entrance has been funded and is expected to be in operation by Table 1. Trip Generation Comparison Land ITE Use Code Phase 1 (2019) High School 530 Units 1,200 students Weekday AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Total ,005 Total Phase 1 School Trips Phase 2 (2029) High School 530 Total Phase 1 + Phase 2 Trips 2,000 students , , ,032 The results of the Traffic Impact Study (TIS) indicated that all study intersections would operate at acceptable LOS (LOS D or better) for 2029 weekday Build conditions, with the

10 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 10 Background improvements assumed in the TIS (including an additional through lane in each direction on Braddock Road along the site frontage) to be in place, except that the following movements would operate at LOS E during the AM peak hour: Intersection #1 - Gum Spring Road / Braddock Road Westbound left-turn, Northbound through, and Southbound left-turn Intersection #4 - Loudoun County Parkway / Braddock Road Eastbound left-turn, Westbound through, and Southbound through and left-turn For weekend trips, the trip generation assessment indicated that the 1,800-seat church would generate approximately 1,098 total trips during the Sunday mid day peak hour and 3,330 total daily trips on a Sunday. The results indicated that both site driveway intersections with Braddock Road would operate at acceptable LOS (LOS D or better) for 2019 and 2029 weekend Build Out conditions, with the Background improvements assumed in the TIS (including an additional through lane in each direction on Braddock Road along the site frontage) to be in place. The Applicant will be dedicating right of way to accommodate the widening of Braddock Road along the frontage of the property to provide for construction of its ultimate section (four lane divided roadway with median). Turn lanes (westbound left-turn lane and eastbound right-turn lane) will be installed at the Braddock Road/Ridings Center Drive intersection and a 100 foot tape/deceleration lane will be installed at the eastern site entrance. The turn lane improvements will be installed concurrent with construction of the high school and will be in place prior to occupancy of the high school. The Applicant will be constructing modifications to the Braddock Road/Riding Center Drive traffic signal to provide for signalization of the western site entrance. The Applicant will also be providing a monetary contribution to the County for the construction of two additional lanes along the Braddock Road frontage of the property to provide for the ultimate four land divided section per the Countywide Transportation Plan (CTP). The Applicant is proposing to construct a ten-foot wide, asphalt trail along Braddock Road along with a pedestrian crosswalk across Braddock Road that will connect to the west side of Riding Center Drive. Other trail and sidewalk improvements proposed by the Applicant onsite will assure a continuous and compete pedestrian circulation system through the site independent of roadways. All trails will be constructed prior to the opening of the high school. E. FISCAL OR CAPITAL FACILITIES IMPACTS ZO (E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services.

11 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 11 Analysis There are no fiscal or capital facilities issues. The Applicant has committed to providing transportation improvements and contributions and fire and rescue contributions per County and Board adopted policies. F. PUBLIC UTILITIES/PUBLIC SAFETY ZO (E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. (6) The protection of life and property from impounding structure failures. [emphasis added] (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 [emphasis added]. Water and Sewer The proposed use will be served by Loudoun Water for both public water and sanitary sewer facilities. Fire & Rescue Service - The Dulles South (Station 19) Fire and Rescue Station would serve the subject property with an approximate response time of six minutes. Fire & Rescue Contribution - The Applicant agrees to make a one-time Fire and Rescue contribution of $0.22 per gross square foot to be distributed equally to the first response fire and rescue facilities consistent with the Board s adopted Fire-Rescue policy VIII. ZONING ANALYSIS Analysis There are no outstanding zoning issues. The application is in general compliance with the requirements of the Revised 1993 Zoning Ordinance for the PD-GI zoning district. The Applicant has submitted revised Concept Development Plans and Special Exception Plats that incorporates administrative revisions suggested by staff. ZONING MODIFICATIONS Criteria for Approval - Zoning Ordinance (A)(1) of the Revised 1993 Zoning Ordinance states that no modifications of the development stands shall be approved unless the Board of Supervisors finds that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, preserve the County s historic or archeological heritage, or otherwise exceed the public purpose of the existing regulation. No modification will be granted for the primary purpose of achieving the maximum density on a site. The Applicant is requesting the following modifications of the Revised 1993 Zoning Ordinance. Refer to the Applicant s Statement of Justification (Attachment #2) for a more detailed explanation of their justification. Zoning Ordinance (ZO) Section 4-605(B)(2). Lot Requirements. Yards. Adjacent to Agricultural and Table 2. Requested Modifications Proposed Modification and Staff Analysis Justification Reduce the required Staff supports the Planning parking setback from 50 Commission s approval of this feet to 15 feet along the modification with reservations. A western property boundary modification of this requirement was

12 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 12 Residential Districts and Land Bays Allowing Residential Uses 4-606(B) Building Height (C) and (E) and from 50 feet to 30 feet along the southwestern property boundary. The area available for parking and travel ways between the wetlands and the western and southwestern Property boundaries is constrained and results in the need for a reduction of the setback for the parking field and travel ways. Allow for an increase in height from 45 feet to up to 65 feet. The building envelope for the high school is constrained by wetlands and Braddock Road... because of environmental constraints of the Property, the height of the high school building will range from 50 feet to approximately feet, depending on final design and finished grade of the building. Allow for a waiver of the buffer yard requirements. An existing berm is located along the western boundary of the Whitman Property west of the high school site. The existing berm will provide adequate buffer and screening of the parking areas on site as well as granted during the previous approval for the property. The purpose of the setbacks in the PD-GI zoning district are to protect the adjacent residential land from encroachments that may be incompatible. Although the Applicant is providing proffer commitments to ensure that the site will be developed with a compatible use (institutional), the parking setback is being reduced to allow for a substantial increase in parking. The use requires a maximum of 500 parking spaces and the Applicant is proposing 850. The increase in parking will result in a large amount of impervious surface and potential environmental impacts. The Applicant should ensure that there is adequate space between the edge of the parking areas and the property line so as to not harm existing environmental features on adjacent properties. Staff supports the Planning Commission s approval of this modification with reservations. The Transition Policy Area does not support building heights taller than 40 feet, however, the subject building will be located along a four lane major collector road (once built to completion) and the building itself will be considerably set back from the road by 130 feet and the closest residential structure by 330 feet. It is not uncommon for institutional buildings such as churches and schools to be of a taller height in the Transition Policy Area. The design of the building has been considered in relation to the height modification request with the implementation of differences in massing and site placement. Staff supports the Planning Commission s approval of this modification with reservations. The existing berm will provide an adequate amount of screening from the adjacent property. The Applicant should ensure that there is adequate space between the edge of the parking areas and the property lines so as to not harm existing environmental features on adjacent

13 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 13 around the perimeter of the parking areas. The affected area will be buffered on both sides of the parking setback. properties. IX. CONDITIONS OF APPROVAL (August 31, 2016) 1. Special Exception Plat. The proposed use shall be developed in substantial conformance with the Paul VI Catholic High School SPEX , SPEX and ZCPA , prepared by Dewberry Consultants, LLC, dated March 22, 2016, and revised through June 24, 2016 (the "SPEX Plat") and the Loudoun County Zoning Ordinance. Approval of this application does not relieve the Applicant of compliance with any Zoning Ordinance, Codified Ordinance, or any other requirement, unless specifically modified by this application 2. Lighting. Lighting on the Property shall be designed and constructed to minimize light trespass and the view of lighting from off-site, specifically: a. All exterior light fixtures shall be "full cut-off outdoor lighting fixtures" as defined by the Illuminating Engineering Society of North America (IESNA). Light will be directed inward and downward toward the interior of the Property, away from the public streets and the nearby residential properties. b. The mounting height of any freestanding exterior lighting fixtures shall not exceed 20 feet, except for lighting fixtures on Athletic Fields, which shall not exceed 80 feet' in height. Height shall be measured from the ground surface to the bottom of the lighting fixture. c. Athletic Field lighting shall only be used to light activities occurring on the field. Field lighting shall be extinguished within one hour after cessation of activities occurring on the field, and, in no event later than 11:00 PM. 3 Utility Crossing Wetlands. Colocation of all utilities outside the wetlands is strongly encouraged. If for engineering reasons the incursions into the wetlands cannot be avoided, then the Applicant shall install clay plugs on both sides of all utilities crossing wetlands to avoid draining the wetlands. 2. Trails and Sidewalks. The Applicant shall provide trails or sidewalks to each use on-site inclusive of all recreational and athletic field areas, as shown on the SPEX Plat, assuring a continuous and complete pedestrian circulation system through the site independent of the roadways. A trail or sidewalk connection to the field area in the southern end of the site shall satisfy this condition without providing multiple connections to each individual field. 3. Bicycle Racks. The Applicant shall provide a minimum of three bicycle parking racks on-site, with at least one located convenient to an entrance of the high

14 Item #14, ZCPA , SPEX , SPEX , & ZMOD Paul VI Catholic High School Board of Supervisors Public Hearing October 12, 2016 Page 14 school and at least one located convenient to the athletic fields. Each bicycle rack shall accommodate approximately ten bicycles. 4. High School Architecture. The high school buildings shall be built with materials such as brick, masonry, natural stone, cut stone or similar, or a combination thereof generally consistent with a high level of quality and visual appearance as generally shown by the Illustrative Elevation on Sheet 4 of the SPEX Plat. Building facades shall be "broken-up" through the use of fenestration and continuous, homogeneous surfaces shall be minimized. Building design may incorporate architectural elements such as windows utilizing clear, obscure or stained glass. Clerestory windows may be incorporated to bring in natural light at upper levels. Roof-lines shall be articulated with roof-top mechanical equipment screened from view to the maximum extent practicable. 5. Building Heights. Heights of individual buildings shall not exceed the heights identified in the PD-GI Lot Requirements (Section 4-600) and Modifications listed on the Cover Sheet (Sheet 1) of the SPEX Plat. 6. Use of Athletic Fields. The Applicant may permit the use of the athletic fields shown on Sheet 3 of the SPEX Plat by other public and private groups and/or organizations in accordance with park uses permitted in the PD-GI District. X. ATTACHMENTS 1 Referral Comments 1a Department of Planning and Zoning, Comprehensive Planning 1b Department of Planning and Zoning, Zoning Administration & Proffer Management 1c Department of Planning and Zoning, Community Outreach 1d DTCI, Transportation Planning & Operations Division 1e Virginia Department of Transportation 1f Health Department - Environmental 1g Fire, Rescue, and Emergency Services 1h Loudoun Water 1i Department of Parks, Recreation, and Community Services 1j Department of Economic Development 2 Applicant s Statement of Justification ( ) 3 Applicant s Response to Referral Comments ( ) 4 Draft Proffer Statement ( ) 5 Concept Development Plan/Special Exception Plat ( ) *This Staff Report with attachments (file name BOS PH STAFF REPORT PDF) can be viewed online on the Loudoun Online Land Applications System (LOLA) athttps:// Paper copies are also available in the Department of Planning.

15 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: August 16, 2016 TO: FROM: Jacqueline Marsh, AICP, Project Manager Land Use Review Kelly Williams, Planner III Community Planning SUBJECT: ZCPA Paul VI Catholic High School, 2 nd Referral SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place RECOMMENDATION Institutional uses such as proposed in this application are envisioned within the Transition Policy Area provided that they are developed at a scale that allows them to blend effectively (visually and spatially) into a rural landscape while serving both the suburban and rural populations. Community Planning. Staff recommends approval of the use, but cannot support the height modification The application proposes a private school and church that will be approximately 541,000 square feet at ultimate buildout and at a height of 65 feet. Transition Area policies support individual buildings of non-residential development no greater than 40 feet in height and that relate to the surrounding landscape and heights of adjacent structures. The surrounding development pattern consists of single-family residential homes (approximately 2,500-4,200 square feet in size and 35 in height or less) and farmland, which is significantly different in size and scale than the proposed structure. Given the size of the proposed building, modifying the building to 65 feet would not compatible with the existing size and scale of buildings in the surrounding Transition Policy Area. With respect to the environmental issues raised in the first referral dated May 31, 2016, Communtiy Planning Staff continues to recommend mitigation commitments to river and stream corridor resource areas and wetland areas that will be disturbed by the development. Cc: Ricky Barker, AICP, Director, Planning and Zoning, via Chris Garcia, AICP, Program Manager, Planning and Zoning, via Attachment 1a

16 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: May 31, 2016 TO: FROM: Jacqueline Marsh, AICP, Project Manager Land Use Review Kelly Williams, Planner III Community Planning SUBJECT: ZCPA Paul VI Catholic High School SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place EXECUTIVE SUMMARY The Catholic Diocese of Arlington is requesting a Zoning Concept Plan Amendment (ZCPA) and three Special Exceptions (SPEX) for the development of an approximately 541,000 square foot private school, church and civic, social, fraternal association meeting place with associated playing fields. The site was subject to a rezoning (ZMAP ) and special exception (SPEX ) to allow for the development of a private school and church. The special exception has since expired and the applicant is pursuing a similar use with changes in the site layout resulting in the need for a ZCPA. Institutional uses such as proposed in this application are envisioned within the Transition Policy Area provided that they are developed at a scale that allows them to blend effectively (visually and spatially) into a rural landscape while serving both the suburban and rural populations. Community Planning Staff recommends approval of the use, but cannot support the height modification as it would allow the building to be increased to a height not compatible with the existing size and scale of buildings in the surrounding Transition Policy Area. Prior to approval, several environmental comments need to be address as outlined below. BACKGROUND The property consists of approximately acres of land located south of Route 620 (Braddock Road) and east of Route 659 (Gum Spring Road). The site is located south of South Riding and Cedar Hunt and east of Kirkpatrick Farms and Braddock Corner.

17 ZCPA ,SPEX , SPEX , SPEX , Paul VI Catholic Church Community Planning Referral May 31, 2016 Page 2 The property is zoned PD-GI (Planned Development-General Industrial) and is governed under the provisions of the Revised 1993 Zoning Ordinance. The property is surrounded on the south, west and east by farmland that is zoned TR1LF and TR3LF (Transition- Lower Foley). To the north across Braddock Road are a single-family attached and a single-family detached residential subdivision (zoned PD-H4 and R1 respectively). Braddock Road is the boundary between the Suburban Policy area and the Transition Policy Area. A review of County GIS records indicates river and stream corridor resources and forest cover are located on the subject site. Additionally, the subject site is located within the one-mile buffer of the 60 Ldn. COMPLIANCE WITH THE COMPREHENSIVE PLAN The site is governed under the policies of the Revised General Plan, the Countywide Transportation Plan (CTP), and the Bicycle and Pedestrian Mobility Master Plan (BPMMP). The site is located in the Lower Foley subarea of the Transition Policy Area (Revised General Plan, Chapter 8, Transition Policy Area Map). The proposed application has been reviewed under the Revised General Plan Transition Policies of Chapter 8; the Green Infrastructure policies of Chapter 5 and the Design Guidelines in Chapter 11 for non-residential uses in the Transition Policy Area. LAND USE ANALYSIS Non-residential uses, such as large institutions, are anticipated within the Transition Policy Area, provided that they meet specific criteria and address the nature, scale, intensity, and design characteristics of the use (Revised General Plan, Chapter 8, Community Design Policies, policy 15). The overall concept of developing this parcel with a church and related uses is consistent with the Transition land use policies of the Revised General Plan. ENVIRONMENTAL/EXISTING CONDITIONS The previously approved applications were reviewed under the Green Infrastructure Policies and commitments were made to protect on-site environmental features. The

18 ZCPA ,SPEX , SPEX , SPEX , Paul VI Catholic Church Community Planning Referral May 31, 2016 Page 3 changes to the site design propose different impacts to the environmental features onsite which have been evaluated as outlined below. River and Stream Corridor Resources County polices support the protection of water resources in an effort to preserve their water quality, flood protection, habitat, and scenic values (Revised General Plan, Chapter 5, River and Stream Corridor Resources, text). The County will protect rivers and streams and their corridors, to include wetlands that fall within water resource areas (Revised General Plan, Chapter 5, River and Stream Corridor Resources Policy 2). Additionally, the County supports the federal goal of no net loss to wetlands (Revised General Plan, Chapter 5, River and Stream Corridor Resources Policy 23). River and stream corridor resources are significant elements of the Green Infrastructure. River and stream corridors include rivers and streams draining 100 acres or more, 100-year floodplains, adjacent steep slopes, and a 50-foot management buffer surrounding floodplains (Revised General Plan, Chapter 5, River and Stream Corridor Resources Policy 2). The minimum stream buffer provides a minimum filtration area that will ensure the maintenance of water quality and the integrity of the stream corridor (Revised General Plan, Chapter 5, River and Stream Corridor Resources Policy 3). The 50-foot management buffer will protect the river and stream corridor elements from upland disturbances and adjacent development. Only uses consistent with the objectives and functions of river and stream corridors will be permitted in the management buffer (Revised General Plan, Chapter 5, River and Stream Corridor Resources Policy 4). There is minor floodplain located in the northeastern corner of the property associated with the unnamed tributary to Elklick Creek. Sheet 2 of the plat shows the Loudoun County GIS minor floodplain limits and the limits of the floodplain based on a study which is more extensive than what the County information shows. Staff requests that the Floodplain Study number and approval date be added to Sheet 2 and a copy of the study be submitted to the Loudoun County Floodplain Manager. Sheet 3 of the Plat shows the 50-foot management buffer around the floodplain limits associated with the study. There appears to be a discrepancy between the floodplain limits associated with the study between Sheets 2 and 3. The plat should be revised to clarify the floodplain limits. There are two locations where grading will occur in the 50-foot management buffer for stormwater management facilities. The stormwater management facilities should be relocated outside of the buffer. However, if the facilities cannot be relocated it is recommended that mitigation be provided to offset the water quality impacts of these encroachments. Community Planning Staff requests that the applicant confirm the limits of floodplain and associated 50-foot management buffer. It is recommended that

19 ZCPA ,SPEX , SPEX , SPEX , Paul VI Catholic Church Community Planning Referral May 31, 2016 Page 4 the stormwater management facilities be relocated outside of the buffer area. If encroachments cannot be avoided, it is recommended that additional information be provided regarding how the proposed encroachments will be mitigated. Wetlands The County supports the federal goal of no net loss to wetlands (Revised General Plan, Chapter 5, River and Stream Corridor Resources Policies, Policy 23). In the event of an impact, compensatory mitigation (restoration, creation, enhancement, and preservation) could replace the loss of wetland functions in the County to meet the County s goal of no net loss to the existing acreage and functions of wetlands. There are forested wetlands on the property. The previously approved plan provided limits of clearing to protect portions of the wetland system. Information regarding wetland impacts proposed with this application should be provided. It is recommended the forested wetlands that bisect the property be placed in a Tree Conservation Area. Additional measures to protect the critical root zone of the trees and avoid secondary impacts to forested wetlands should be considered. Stormwater Management The County promotes water conservation through low impact development (LID) techniques (Revised General Plan, Chapter 5, Surface Water Policies, Policy 2). LID uses natural vegetation and small-scale treatment systems to treat and infiltrate rainfall close to the source. LID's goal is to mimic a site's predevelopment hydrology by using design techniques that infiltrate, filter, store, evaporate, and detain stormwater runoff. LID locates water quality measures at the closest possible proximity to proposed impervious areas. SWM/BMPs should be located outside of the 50-foot management buffer. It is recommended that a minimum of one Low-Impact Development (LID) Best Management Practice be provided to treat stormwater from the Property, including, but not limited to, water quality swales, bioretention facilities/rain gardens, sheet flow to vegetated buffers, or any alternative LID technique acceptable to the Department of Building and Development. Forests, Trees, and Vegetation The County Urban Forester conducted a site visit and concurred with the general assessment of the trees per the tree survey which identified 4 major tree cover stands (Oak and Hickory, Virginia Pine, Virginia Pine and Black Oak, and Bottomland Hardwood forest and 13 existing specimen trees. In order to facilitate the analysis of impacts to forest cover and specimen trees, it is recommended that a sheet be added to the application depicting the application area, the tree cover inventory and the specimen trees, along with the proposed development layout.

20 ZCPA ,SPEX , SPEX , SPEX , Paul VI Catholic Church Community Planning Referral May 31, 2016 Page 5 At this time the application does not include proposed Tree Conservation Areas (TCA). It is recommended that existing forest cover associated with forested wetlands, the floodplain, the management buffer, and required landscape buffers be located within a Tree Conservation Area (TCA). Additionally there are several specimen trees that, through minimal design changes, could be considered for preservation. It is recommended that Specimen Tree #813 be considered for preservation and that the TCA include the southern property boundary (where Tree #812 is located), the southeastern corner, and the southwestern corner (general proximity of Tree #811). Since the site it is currently over parked, it is recommended that the applicant consider revising the parking to preserve Tree #809 and additional forest cover proximate to the forested wetlands. Highway Noise The Revised General Plan and 2010 CTP contain roadway noise policies, which are intended to protect noise-sensitive uses from roadway noise. The primary means to protect these uses is through proper design. Mitigation measures considered as part of the policies include adequate setbacks, earthen berms, wooden fences, and dense vegetation (Revised General Plan, Chapter 5, Highway Noise Policies, Policies 1 & 2, and 2010 CTP, Chapter 7, Noise Policies, Policies 1 & 4). It is anticipated that all proposed land uses adjacent to any existing or proposed arterial or major collector will be designed to ensure that no residential or other noise sensitive use will have traffic impacts. Braddock Road, a major collector roadway, is located proximate to the proposed church and school uses. It is recommended that the applicant commit to a noise impact study prepared according to the 2010 CTP policies for noise sensitive land uses adjacent to Braddock Road and that commitments be made to passive noise abatement measures prior to occupancy of the affected structures, if noise impacts are identified. COMPATIBLITY Non-residential uses, such as large institutions, are anticipated within the Transition Policy Area, provided that they meet specific criteria and address the nature, scale, intensity, and design characteristics of the use (Revised General Plan, Chapter 8, Community Design Policies, policy 15). Non-residential uses will be developed at a scale that allows them to blend effectively (visually and spatially) into a rural landscape (Revised General Plan, Chapter 11, Transition Policy Area Design Guidelines, 3a). Within the Transition Policy Area, individual buildings of non-residential development will not be greater than 40 feet in height and 150 feet in length. Building heights will relate to the surrounding landscape and heights of adjacent structures (Revised General Plan, Chapter 11, Transition Policy Area Design Guidelines, 3b).

21 ZCPA ,SPEX , SPEX , SPEX , Paul VI Catholic Church Community Planning Referral May 31, 2016 Page 6 No information has been provided with respect to the proposed building architecture, landscaping, signage and lighting. The previous special exception approval contained commitments to the design guidelines via an illustrative of the building. Community Planning Staff recommends that the application provide commitments to design similar to those previously approved. A zoning modification is being requested in order to increase the building height to 65 feet. This would allow the building to be constructed at a scale that is not in keeping with that of the surrounding landscape where the development pattern consists of single-family residential homes (approximately 35 in height or less) and farmland. Community Planning Staff cannot recommend approval of the modification as it would allow the building to be increased to a height not compatible with the scale and size of the surrounding Transition Policy Area. RECOMMENDATIONS Community Planning Staff recommends approval of the proposal with commitments to the protection of Green Infrastructure elements and the site design as outlined in this referral. However, cannot support the approval of the height modification as it is inconsistent with Plan policy. Staff is available to meet with the applicant to discuss these issues. Cc: Ricky Barker, AICP, Director, Planning and Zoning, via Chris Garcia, AICP, Program Manager, Planning and Zoning, via

22 Paul VI Catholic Church / High School ZCPA ZMOD SPEX and nd sub August 29, 2016 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING ADMINISTRATION REFERRAL DATE: August 29, 2016 TO: CC: FROM: CASE NUMBER AND NAME: SUBMISSION NUMBER: Jacqueline Marsh, Project Manager Michelle M. Lohr, Deputy Zoning Administrator Teresa H. Miller, Planner ZCPA Paul VI Catholic Church/High School SPEX High School SPEX Church ZMOD Modifications 2 nd TAX MAP/ PARCEL NUMBER (MCPI): 106////////19/ Staff has reviewed the second submission materials for the referenced zoning concept plan amendment application (ZCPA) and applications for special exception (SPEX) to include the materials identified on the transmittal sheet dated July 21, All section numbers cited herein refer to the Revised 1993 Loudoun County Zoning Ordinance (the Ordinance ). ZMAP was approved to remap the subject parcel to Planned Development-General Industry (PD-GI). Concurrently, SPEX was approved to permit church, private school (elementary and high school). The previously approved SPEX has expired. As the proposed layout of the site has changed compared to the approved concept development plan associated with ZMAP , this proposal is a zoning concept plan amendment (ZCPA) and two applications for special exception to allow private school (high school) and church on the property. Included in the application is a request for several zoning modifications (ZMOD ). A. Statement of Justification (SOJ) dated March 24, 2016 revised through July Zoning Concept Plan Amendment Issues for Consideration. To correctly identify the referenced zoning ordinance section, insert an (E) after the reference to Section The criteria for consideration for a zoning map amendment is found in Section (E)(1) through (6). Refer to pages 4 through 7 of the SOJ for necessary section reference updates. 1 Attachment 1b

23 Paul VI Catholic Church / High School ZCPA ZMOD SPEX and nd sub August 29, Zoning Concept Plan Amendment Issues for Consideration. Page 9 of the SOJ speaks to the justification for the proposed zoning modification for building height in the PD-GI zoning district. The SOJ has incorrectly quoted the zoning ordinance definition of building height. The SOJ speaks to the height being measured on four sides. Update the SOJ to reference the zoning ordinance definition, deleting the four side measurement reference. The SOJ references sheet 4 of the plan set detailing the constrained building envelope. Sheet 4 is the building elevations details which show the proposed building height. The detail on sheet 4 of the plan set does not speak to the tower or how this is addressed in measuring the building height. Section 1-103(D)(2) lists what is excluded from the height limitations of the zoning ordinance. Provide more information regarding the tower to determine if this is excluded from building height. If so, this information should be added to sheet 4 of the plan set. B. CONCEPT DEVELOPMENT PLAN/SPECIAL EXCEPTION PLAT COMMENTS 1. Update the plan set to include the zoning modification number ZMOD Sheet 1 - Under the Modifications, update the building height increase from 50 to 65 to clarify the 50 building height was previously approved with ZMAP In addition, update the required tabulations for building height to 50 as ZMAP has been referenced in that section. 3. Sheet 2 The existing conditions reference FPST , which is currently pending review to update the limits of the floodplain on the site. The limits of the floodplain must show the current approved condition. The limits of the floodplain cannot be based on limits not yet approved by the County. Should the FPST be approved prior to this application, the new limits should be depicted. Note 6 on sheet 2 may need to be updated depending on approval timing of the floodplain study. C. PROFFERS 1. Zoning staff will defer to the proffer comments provided by Proffer Administration. 2

24 Paul VI Catholic Church / High School ZCPA SPEX and June 3, 2016 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING ADMINISTRATION REFERRAL DATE: June 3, 2016 TO: CC: FROM: CASE NUMBER AND NAME: Jacqueline Marsh, Project Manager Michelle M. Lohr, Deputy Zoning Administrator Teresa H. Miller, Planner ZCPA Paul VI Catholic Church/High School SPEX High School SPEX Church TAX MAP/ PARCEL NUMBER (MCPI): 106////////19/ Staff has reviewed the referenced zoning concept plan amendment application (ZCPA) and applications for special exception (SPEX) to include the materials identified on the transmittal sheet dated April 13, 2016, and revised application documents submitted May 12 and May 27, All section numbers cited herein refer to the Revised 1993 Loudoun County Zoning Ordinance (the Ordinance ). ZMAP was approved to remap the subject parcel to Planned Development-General Industry (PD-GI). Concurrently, SPEX was approved to permit church, private school (elementary and high school). The previously approved SPEX has expired. As the proposed layout of the site has changed compared to the approved concept development plan associated with ZMAP , this proposal is a zoning concept plan amendment (ZCPA) and two applications for special exception to allow private school (high school) and church on the property. Included in the application is a request for several zoning modifications. A. STATEMENT OF JUSTIFICATION (SOJ) dated March 24, 2016 revised May Update the SOJ to reference ZCPA where applicable. 2. Update the page numbering of the SOJ pages (1 of 10 instead of 1 of 1). 3. Proposal. Page 3 of the SOJ states Phase 2 of the high school will provide for up to 306,500 square feet, which matches the amount of square feet listed under the Development Tabulations on sheet 3 of the plan set. Sheet 1 of the plan set states the provided FAR and lot coverage at 0.27 or 795,500 square feet. Verify the proposed square feet of development and update the application where necessary. 1

25 Paul VI Catholic Church / High School ZCPA SPEX and June 3, Zoning Concept Plan Amendment Issues for Consideration. To correctly identify the referenced zoning ordinance section, insert an (E) after the reference to Section The criteria for consideration for a zoning map amendment is found in Section (E)(1) through (6) 5. Zoning Concept Plan Amendment Issues for Consideration. Page 4 of the SOJ states the Existing Conditions plan (Sheet 2) has been updated since the previous ZMAP to reflect current environmental conditions. The updates include a list of new documentation and the applicable dates for such documents, however, no documents regarding the limits of the floodplain have been included. Sheet 2 of the plan details the limits of the minor floodplain different than that shown on the Loudoun County GIS maps. Provide documentation which demonstrates the correct limits of the minor floodplain. 6. Special Exception Issues for Consideration. Section (2) The applicant speaks to the lighting of the athletic fields and that such lighting will be shielded and cut off as well as directed inward and downward away from adjacent properties and roadways to minimize light trespass. Note the subject property is surrounded by residential zoning districts. As such, pursuant to Section (A), all sources of glare must not cause illumination in excess of 0.25 foot candles above background light at the boundary of the parcel. 7. Zoning Modifications. Section 4-606(B) Building Height. Clarify if the requested modification to increase the building height from 45 feet to 65 feet is also a request to remove the requirement for the additional setback of 1 foot for every foot of building height above 45 feet. 8. Zoning Modifications. Section (E) Buffer Yard Waivers and Modifications. This section of the zoning ordinance provides for the circumstances where the Zoning Administrator can modify or waive the buffer yard requirements, typically at the time of site plan. Section (C) should be added to the requested zoning modification, as this section allows for the Board of Supervisors to modify the requirements of Section as part of the approval action of a special exception. For this modification request, clarify if the berm referenced is located on the applicant s property or the adjacent property. As the applicant is proposing a modified parking setback within this area of 15 feet, some plant materials could be provided along the proposed parking spaces as a way to mitigate the impact of the reduced parking setback. In addition, parking lot landscaping will be required at the time of site plan, such as required canopy trees and landscaped islands. B. CONCEPT DEVELOPMENT PLAN COMMENTS 1. Sheet 1 PD-GI Lot Requirements The calculations for the permitted lot coverage (0.45) is 2

26 Paul VI Catholic Church / High School ZCPA SPEX and June 3, 2016 listed as 2, SF, which is the total SF of the property. The maximum lot coverage of 0.45 would be 1,340,776 SF. 2. Sheet 1 PD-GI Lot Requirements - As previously comments, the provided FAR and lot coverage of 795,500 SF does not match that shown on sheet 3 of the plan set nor the square feet provided for Phase 2 on page 3 of the SOJ. Further, 0.27 would be 804,466 SF. 3. Sheet 1 - Under the Modifications, update the building height increase from 45 to 65 instead of 50 to Sheet 3 Development Tabulations A note on this sheet states the structures associated with athletic facilities are not included in development calculations. It is noted that at the time of site plan, all structures proposed on the property will be counted toward the lot coverage and/or the floor area ratio (FAR) calculations. 5. Sheet 3 The bullpen of the smaller lighted baseball/softball field is located within the building setback. Should this structure have a roof, it will meet the zoning ordinance definition of building and must be located outside of the building setback. 6. Sheet 3 General Notes 4 Any use of the athletic fields not associated with a school sponsored activity must be incidental and subordinate to the principal use of private school. C. PROFFERS dated May 27, Update the proffer statement to list the application number of ZCPA Proffer 4 This proffer is repetitive. The proffer should list the maximum square foot of development or be removed. 3. Proffer 6.A. The method of measurement for the right-of-way necessary for Braddock Road has changed from the previous proffer. The proposed measurement is from the existing rightof-way while the previous proffer took the measurement from the centerline. Zoning staff defers to the Department of Transportation and Infrastructure for comment on the method of measurement as well as the necessary amount of feet needed for such right-of-way along Braddock Road. 4. Proffer 6.B. Correct the wording of the proffer from tum to turn lane. 5. Proffer 6.C. Insert subject to VDOT approval at the end of the proffer. 6. Proffer 6.D. If now at this time, provide the actual amount for this contribution. Change the trigger for this proffer to prior to approval of the first zoning permit for this contribution. 3

27 Paul VI Catholic Church / High School ZCPA SPEX and June 3, Proffer 6.E. As the right-in/right-out entrance is solely for the use of this project, the entrance and deceleration lane should be bonded at the time of first site plan and constructed prior to the first occupancy permit for the property. 8. Proffer 6 It is noted the contribution for the signal at Braddock Road and Riding Center Drive has been removed with this proffer statement. Zoning staff defers to the Department of Transportation and Capital Infrastructure regarding the appropriateness of the removal of this proffer. 9. Proffer 7 The proposed trail should be bonded with the first site plan and constructed prior to the first occupancy for the property. 10. Proffer A. Fire and Rescue Contribution Change the trigger for this contribution to the first zoning permit in lieu of the first occupancy permit. 11. An escalator clause should be added to the proffer statement. This clause may be added with the proffer that speaks to a monetary contribution, such as Proffer 6.D. or at the end of the proffer statement. 4

28 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: August 29, 2016 TO: FROM: CC: RE: Jacqueline Marsh, Project Manager Ginni Van Horn, Proffer Auditor Amy Kresge, Proffer Manager Ron Brown, Deputy County Attorney Teresa Miller, Senior Planner Proffer Referral for ZCPA , SPEX , SPEX Paul VI Catholic High School Pursuant to your July 21, 2016 referral request, I have reviewed the draft proffer statement revised through July 15, 2016 and the Conditions of Approval revised through July 15, 2016, and offer the following comments: Proffer 1. Generally, I note that the proffer uses triggers of prior to occupancy of the high school building and prior to any development on the Property. If this is not intentional, I suggest consistently using language for improvements to be completed prior to first occupancy. 2. In the preamble, I suggest updating line 4 with ZCPA The preamble suggests that if approved, all previously approved proffers shall be superseded. In accordance, I suggest changing the word modified in the last line of Proffer 1, to the phrase set forth. Alternatively, the Applicant may consider deleting the phrase as further modified by these proffered conditions. 4. In regard to Proffer 2, item (ii), I suggest deleting the word materially. Permitted square footage as set forth on the CDP should not be exceeded following approval. 5. In regard to Proffer 3, the principal uses allowed (educational and religious assembly), should be revised to be consistent with the use listings in Section of the Zoning Ordinance.

29 6. In regard to Proffer 4B, I suggest such improvements be constructed prior to issuance of the first occupancy permit for development of the Property. 7. In regard to Proffer 4C, I suggest including subject to VDOT approval. Furthermore, the trigger for this proffer is stated twice. I suggest deleting the first reference in line Proffer 4E states the payment will be equal to the actual costs (which are typically based on actual invoices) and also states that the cost is based on an estimate. This is confusing. If the actual costs is paid, then the bond estimate form will not be used. However, if the road is not built and the cost is not known prior to zoning permit, the bond estimate form should be used. I note that the County has two versions of the Bond Reduction Form that is being referenced. If the calculation is needed, I suggest adding language that references the Public Improvement Bond Unit Price List and Bond Reduction Form (CPAP). Finally, I suggest adding language to specify how the County shall use the in lieu cash contribution (e.g. for regional road or other transportation improvements, etc.) 9. In regard to Proffer 5, I suggest that language be added to clarify that the trail is to be located outside of VDOT right-of-way. Additionally, I would suggest fixing the typographical error of issuance in line 5. Conditions of Approval 1. There are 2 special exception uses. As such, it is customary to have a description of each use with Zoning Ordinance citations. I suggest adding this to Condition 1. Furthermore, I suggest specifically stating which sheets require substantial conformance. It is not clear if Sheet 4 is included. If Sheet 4 is included, the note on Sheet 4 stating that the architecture is illustrative and may change, should be deleted. 2. Condition 2.b., line 3 has an apostrophe after feet that can be deleted. 3. Condition 3 lacks a clear trigger. I suggest adding language that this shall be evaluated prior to first site plan approval to determine whether the clay pugs are to be installed. If required, work should be done prior to occupancy. 4. In regard to Conditions 4 and 5, I suggest that a trigger clause be added to indicate the appropriate stage of development to provide the requested trails, sidewalks and bicycle racks. I would further suggest that both of these items be demonstrated with or shown on the first site plan and installed prior to occupancy. 5. In regard to Condition 8, it seems to indicate that the park use referenced in line 3 will be a permitted principal use, however this is not one of the principal uses listed in the ZCPA proffers under uses. I suggest this inconsistency be reconciled.

30 From: Siebentritt, Heidi Sent: Thursday, May 05, :21 PM To: Marsh, Jacqueline Subject: SPEX , etc. Paul VI Applications Jackie, I have reviewed the Phase 1 archaeological report for the subject property prepared by Thunderbird Archaeology in There are no outstanding heritage resource issues. Therefore, I am sending my comments via rather than in a standard, formal memo. Please advise if you wish a more formal memo for your file. Heidi Heidi E. Siebentritt Historic Preservation Planner, Community Information & Outreach Division LOUDOUN COUNTY DEPARTMENT OF PLANNING & ZONING 1 Harrison Street, S.E. 3rd Floor, Mail Stop #62 Leesburg, VA Direct: (703) Visit us on the Web at: Page 1 Attachment 1c

31 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: August 30, 2016 TO: FROM: Jacqueline Marsh, Project Manager Department of Planning and Zoning Robert S. Brown, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: SPEX , ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church Second Referral Background This referral updates the status of comments noted in the first Department of Transportation and Capital Infrastructure (DTCI) referral of these Special Exception (SPEX) and Zoning Concept Plan Amendment (ZCPA) applications, dated June 3, These applications seek approval to allow (1) a private high school for up to 2,000 students, and (2) a church with a capacity for up to 1,800 persons on 68.4 acres in the PD-GI (Planned Development General Industrial) zoning district under the Revised 1993 Zoning Ordinance. SPEX for meeting space has been eliminated from the applications reviewed in the first DTCI referral dated June 3, The property is located on the south side of Braddock Road (VA Route 620). Primary site access is proposed directly opposite the soon to be signalized intersection of Riding Center Drive (VA Route 2671) and Braddock Road. A secondary right-in / out only access will be located on Braddock Road at the eastern end of the property. The traffic signal at the intersection of Braddock Road with Riding Center Drive and the Paul VI High School site has been funded and is expected to be in operation by This update is based on DTCI review of materials received from the Department of Planning and Zoning on Department of Transportation and Capital Infrastructure (DTCI) on July 22, 2016, including (1) an Information Sheet, dated July 21, 2016; (2) a Statement of Justification prepared by the Applicant, dated July 2016; (3) a revised Traffic Impact Study (TIS) prepared by Wells and Associates, dated July 15, 2016 including Appendix A with a Memorandum Comment Responses Regarding 1 st Submission ; and (4) a Special Exception Plat prepared by Dewberry Consultants, LLC, dated March 22, 2016 and revised through June 24, Review of Applicant s Revised Traffic Impact Study The Applicant s traffic consultant, Wells and Associates, provided a revised Traffic Impact Study (TIS) dated July 15, 2016 along with a Memorandum responding to DTCI s June 3, 2016 Attachment 1d

32 SPEX & ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church DTCI Second Referral Comments August 30, 2016 Page 2 comments on the first submission. The revised TIS incorporates the Applicant s responses to DTCI and VDOT comments as further described in the section on Status of Transportation Comments and Recommendations below. Status of Transportation Comments and Recommendations Staff comments from the first DTCI referral (June 3, 2016) as well as the Applicant s responses (quoted directly from its July 15, 2016 Memorandum), and comment status are provided below. 1. Initial Staff Comment (First Referral, June 3, 2016): The following are issues that will not affect the outcome of the TIS but which should be corrected in future versions of the study: a. A trip generation table is needed comparing the trips that would be generated by the proposed High School to the trips that could be generated on the same parcel byright. Applicant s Response (July 15, 2016): Our understanding is that the property does not currently have any by right density available to offset the proposed density. In the traffic study and per the scoping meeting, reductions were made to the background growth additions in order to account for the lack of the school site under background conditions that was previously approved on the property (since expired) where the development would have been accounted for in the County Model that generated the growth rates used to forecast growth in the traffic study. Since we are using the County Model to estimate the regional growth, the calculated growth was backed out due to the expired school approval in background conditions; however, reductions were only taken based on whether there was enough growth to account for the school trips. Because the growth on some traffic movements was less than the number of school trips that would have used that movement, not all of the school trips were able to be reduced. Since this leaves more trips on the network, it should result in a more conservative estimate of the future traffic growth. Comment Status: Comment addressed with the explanation above. b. The revised TIS should provide warrants for an eastbound right-turn lane on Braddock Road for the proposed right in / out access. Applicant s Response (July 15, 2016): Right turn lane warrants have been prepared for the eastern right in/right out entrance on Braddock Road (VA 620). The results of the analysis indicate that only a taper would be warranted under interim 2019 conditions prior to the completion of the Braddock Road widening. This remains the case under ultimate buildout conditions in 2029 as well where the 4 lane analysis also indicates that only a taper is warranted. Comment Status: Comment addressed with respect to the TIS with the Applicant s submission of the revised TIS and warrant study for an eastbound

33 SPEX & ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church DTCI Second Referral Comments August 30, 2016 Page 3 right-turn lane. However, the 2010 CTP calls for right-turn lanes at all intersections on this segment of Braddock Road. See Comment 3d below. c. The revised TIS should indicate if the analysis used signal timing adjustments as mitigation in the analysis of currently signalized intersections. According to VDOT, signal timing changes are not considered mitigation. Applicant s Response (July 15, 2016): Since the Braddock Road / Gum Spring Road intersection will undergo a major update with the Braddock Road widening along the Whitman property frontages, we have incorporated timings consistent with the studies prepared for Whitman north and south. A 120 second cycle length is utilized, and the updated study uses consistent timings for each AM Period, consistent timings for each PM Period, and consistent timings for each Mid Day Weekend Period. The updated study also includes consistent timings during each study peak hour at the Braddock Road / Loudoun County Parkway intersection for all scenarios. Since the Braddock Road / Riding Center Drive intersection is currently side street stop controlled, timings were developed using a 120 second cycle length to be consistent with the adjacent intersection. The same AM timings were used for both 2019 and 2029 AM, and then a same set for PM, and a same set for weekend. Since an additional leg will be added in total future scenarios, the timings were updated to add the additional phases and movements, but the cycle length was kept at 120 seconds and both the 2019 and 2029 total future scenarios utilize the same timings. Comment Status: Comment addressed with the explanation above. 2. Initial Staff Comment (First Referral, June 3, 2016): The Applicant should clarify the use of the building labeled Future Bldg. on the Special Exception Plat (Sheet 3 of 3) to identify if the use has been included in the TIS. Applicant s Response (July 15, 2016): The Future Building will be constructed to complete Phase 2 development. The TIA already accounts for the max SF for Phase 2. Comment Status: Comment addressed with the explanation above. 3. Initial Staff Comment (First Referral, June 3, 2016): Based on the assumptions in the TIS of operational and roadway conditions required to meet an acceptable LOS at site entrances, the Applicant needs to complete the following such that the improvements are open to traffic / available for use prior to occupancy of uses in the initial (Phase I) development of the site: a. Provide ROW dedication to accommodate a full U4M section of Braddock Road, including ROW to accommodate turn lanes for the ultimate U4M condition. Applicant s Response (July 15, 2016): The Applicant will be dedicating the ROW prior to the issuance of an occupancy permit for the initial phase of development per the revised proffers.

34 SPEX & ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church DTCI Second Referral Comments August 30, 2016 Page 4 Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 4.A) includes this dedication (45 feet from center line) prior to the first site plan approval. The Applicant needs to demonstrate that the 45-foot dedication is sufficient to accommodate the ultimate U4M section of Braddock Road, including turn lanes, and commit to dedication of additional ROW as needed. Comment not addressed. b. Construct a second through lane in each direction along Braddock Road across the site frontage. Applicant s Response (July 15, 2016): The Applicant will contribute to the County, or its designee, an amount equal to the actual cost and construction of the final two lanes of the Braddock Road widening plan along the site frontage. Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 4.E) provides an estimated cost of $1,198, for the actual cost of constructing these lanes prior to issuance of the first zoning permit. DTCI is currently reviewing the cost estimate. Comment partially addressed pending completion of cost estimate review. c. Construct left- and right-turn lanes at the main site entrance. Applicant s Response (July 15, 2016): Prior to the first site plan approval for the development of the property, the Applicant will construct, or bond for construction, one (1) eastbound right turn lane on Braddock Road at the main site driveway and one (1) westbound left turn lane on Braddock Road at the site driveway. Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 4.B) should also include a commitment that said improvements will be open to traffic prior to issuance of an occupancy permit for the initial phase of development on the site. Comment not addressed. d. Construct a right-turn lane at the eastern site entrance. Applicant s Response (July 15, 2016): The Applicant will construct or bond for construction a right turn deceleration lane on Braddock Road at the eastern site driveway prior to the issuance of an occupancy permit for the initial phase of development per the revised proffers. Note that in the analyses, the lane was evaluated as a through right lane to be conservative. Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 4.F) states that prior to a first occupancy permit being issued, the Applicant will construct a second entrance, the eastern entrance, as a right-in and right-out access/egress, including the construction of a 100-foot taper/deceleration lane

35 SPEX & ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church DTCI Second Referral Comments August 30, 2016 Page 5 at this entrance. As noted in Comment 1b above, the 2010 CTP calls for rightturn lanes at all intersections along this segment of Braddock Road and the Applicant therefore should commit to construction of a full length right-turn lane (not a taper) at this location, subject to VDOT approval. Comment not addressed. e. Complete traffic signal modifications (not already factored into the ongoing signal design) that are needed to accommodate the ultimate U4M condition of Braddock Road as well as site access via the main driveway. Applicant s Response (July 15, 2016): Traffic signal modifications will be completed as needed in order to integrate the new leg of the site driveway into the intersection and the traffic signal. PVI has proffered to provide the signal modification. Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 4.C) states that prior to a first occupancy permit being issued, and the Applicant will construct modifications to the traffic signal. The Applicant should clarify its commitment as to the extent of the proposed modifications (i.e., whether they will accommodate the ultimate four-lane widening of Braddock Road or just the initial site access via a two-lane section of Braddock Road). See also Comment 5 below. f. Construct a 10-foot wide trail across the Braddock Road site frontage. Applicant s Response (July 15, 2016): The Applicant proposes to construct the 10 foot wide trail, please see the revised proffers for additional details. Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 5) states that prior to site plan approval the trail will be bonded for construction and constructed prior to the issuance of the occupancy permit for the High School. Comment addressed. 4. Initial Staff Comment (First Referral, June 3, 2016): If the Applicant intends to provide a cashin-lieu payment for the construction required in Comment 3b, the Applicant needs to provide an engineer s estimate as a response to this referral for the itemized cost to design and construct these additional through lanes, including construction of the ultimate turn lanes into the site, for review and comment by DTCI. If a cash contribution is provided, it needs to be paid to the County prior to issuance of first zoning permit. DTCI notes that if a cash-in-lieu payment is provided for the additional through lanes, there is no assurance that these lanes will be constructed and completed prior to the opening of the Phase I (High School) development on the site and as such, the levels of service indicated in the TIS (which is based on these lanes being in place) would not be realized. Applicant s Response (July 15, 2016): As requested, the Applicant has provided a cost estimate for the proposed improvements based on the County s bond estimate methodology.

36 SPEX & ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church DTCI Second Referral Comments August 30, 2016 Page 6 Comment Status: The draft proffer statement dated July 15, 2016 (Proffer 4.E) provides an estimated cost of $1,198, for the actual cost of constructing these lanes prior to issuance of the first zoning permit. DTCI is currently reviewing the cost estimate. Comment partially addressed pending completion of cost estimate review. 5. Initial Staff Comment (First Referral, June 3, 2016): DTCI notes that the Applicant has already provided, at no cost to the County, the easements required for the traffic signal to be located at Riding Center Drive / Braddock Road. The Applicant should also commit to make any necessary modifications of the traffic signal, if not included in the design of the signal to be installed by the County, that are needed to accommodate the ultimate (U4M) condition of Braddock Road as well as facilitate access to the site via the main site driveway. The Applicant should also commit to modify any pavement markings and signage needed for the ultimate (four-way) configuration of the traffic signal. Applicant s Response (July 15, 2016): This commitment is included in the revised proffers. Comment Status: The draft proffer statement dated July 15, 2016 (Proffers 4.C and 4.D) state that prior to a first occupancy permit being issued, and the Applicant will construct modifications to the traffic signal and, subject to VDOT approval, paint a pedestrian crosswalk across the western leg of the intersection. Comment addressed with respect to the crosswalk. However, the Applicant should clarify its commitment to the proposed signal modifications (i.e., whether they will accommodate the ultimate four-lane widening of Braddock Road or just the initial site access via a two-lane section of Braddock Road). 6. Initial Staff Comment (First Referral, June 3, 2016): The 2010 CTP states that all land development applications adjacent to any existing and/or proposed arterial or major collector road will be designed to ensure that no residential and other type(s) of noise sensitive use(s) will have traffic noise impacts which occur when the predicted traffic noise levels approach or exceed the noise abatement criteria (contained in the 2010 CTP, Table 7-1), or when the predicted traffic noise levels substantially exceed the existing noise levels (2010 CTP, Chapter 7, Noise Policy 1). To this end, the Applicant should commit to an evaluation of noise impacts along Braddock Road (designated as a major collector by the 2010 CTP), consistent with the Noise Policies in Chapter 7 of the 2010 CTP, in conjunction with the first site plan or construction plan, whichever is first in time, and commit to implement the appropriate highway noise mitigation measures as identified in the noise study. The study shall be conducted by a certified professional engineer using the latest version of the Federal Highway Administration s Highway Traffic Noise Prediction Model. DTCI can provide the Applicant with the most recent ADT traffic volume projections for the CTP horizon year, as well as information regarding the ultimate conditions of Braddock Road. Applicant s Response (July 15, 2016): The Applicant has proffered to provide the requested Noise Study.

37 SPEX & ZCPA Paul VI Catholic High School SPEX Paul VI Catholic Church DTCI Second Referral Comments August 30, 2016 Page 7 Comment Status: The draft proffer statement dated July 15, 2016 does not include a commitment for a noise study as described in DTCI s first referral comments. Comment not addressed. Conclusion Upon resolution of Comments 3a, 3b, 3c, 3d, 3e, 4, 5 and 6 noted above, DTCI would have no objection to the approval of these applications. DTCI staff is available to meet with the Applicant to discuss the transportation issues noted in this referral. cc: Kathleen Leidich, Assistant Director, DTCI Lou Mosurak, Senior Coordinator, DTCI

38 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: June 3, 2016 TO: FROM: Jacqueline Marsh, Project Manager Department of Planning and Zoning Robert S. Brown, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place First Referral Background These Special Exception (SPEX) applications seek approval to allow (1) a private high school for up to 2,000 students, (2) a church with a capacity for up to 1,800 persons, and (3) a civic meeting space, on 68.4 acres in the PD-GI (Planned Development General Industrial) zoning district under the Revised 1993 Zoning Ordinance. In 2005, the Board of Supervisors approved SPEX , allowing a private high school for 1,500 students on this site, however in 2010 that SPEX approval lapsed pursuant to the five-year validity provision for SPEX applications. A vicinity map is provided as Attachment 1 (Figure 1-1). The property is located on the south side of Braddock Road (VA Route 620). Primary site access is proposed directly opposite the soon to be signalized intersection of Riding Center Drive (VA Route 2671) and Braddock Road. A secondary right-in / out only access will be located on Braddock Road at the eastern end of the property. The traffic signal at the intersection of Braddock Road with Riding Center Drive and the Paul VI High School site has been funded and is expected to be in operation by Department of Transportation and Capital Infrastructure (DTCI) review of these applications is based on materials received from the Department of Planning and Zoning on April 13, 2016, including (1) an Information Sheet, dated April 13, 2016; (2) a Statement of Justification prepared by the Applicant, dated April 2016; (3) a Traffic Impact Study (TIS) prepared by Wells and Associates, dated March 22, 2016; and (4) a Special Exception Plat prepared by Dewberry Consultants, LLC, dated March 22, 2016 and revised through April 7, 2016.

39 Compliance with the Countywide Transportation Plan SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 2 The subject property lies within the Transition Policy Area. The transportation network is specifically governed by the policies of the Countywide Transportation Plan (2010 CTP) and the Bicycle & Pedestrian Mobility Master Plan (2003 Bike & Ped Plan). DTCI s assessment of the transportation network is based on review of existing, planned, and programmed transportation facilities, review of the Applicant s traffic study, and applicable County policies. Existing, Planned and Programmed Transportation Facilities Roadways serving the site are described below. Descriptions for planned conditions of CTP roads are taken from Appendix 1 of the 2010 CTP; descriptions of planned bicycle and pedestrian facilities on CTP roads are taken from Appendix 6 of the 2010 CTP and the 2003 Bike & Ped Plan. Braddock Road (VA Route 620) (segment between Gum Spring Road (VA Route 659) and Loudoun County Parkway (VA Route 606)) is currently classified as a minor collector per the 2010 CTP. In this segment, Braddock Road is constructed as a two-lane undivided rural (R2) section. Left- and right-turn lanes are in place at each intersection within this segment, with the exception of Donerails Chase Drive (VA Route 1355), where only a westbound right-turn lane is in place; and traffic signals are in place at Gum Spring Road and at Loudoun County Parkway. The current posted speed limit on Braddock Road is 45 MPH. The 2010 CTP calls for Braddock Road to ultimately be reclassified to a major collector and improved to a four-lane median divided controlled access (U4M) roadway within a 90-foot ROW. Braddock Road, under the approvals for the Whitman North (ZMAP ) and Whitman South (ZMAP ) rezonings, will be widened to four lanes along the Whitman South property to the west of the Paul VI High School site. According to 2014 VDOT traffic counts, Braddock Road carries approximately 10,000 vehicles per day in the vicinity of the site. A traffic signal is currently under design by DTCI for the intersection of Riding Center Drive and Braddock Road; this improvement does not include additional lanes being constructed beyond the existing condition of Braddock Road. Braddock Road is referenced in the 2003 Bike & Ped Plan as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Per the 2010 CTP, planned fourlane roads should have a 10-foot wide shared use path (within the ROW or centered within a 14-foot public access easement) on one side and a six-foot wide sidewalk on the other side. Currently, bicycle and pedestrian facilities do not exist along Braddock Road in the vicinity of the site; however, trails are to be constructed on both sides of Braddock Road to the west of the site as part of the Whitman North and Whitman South rezoning approvals. Review of Applicant s Traffic Impact Study The Applicant submitted a Traffic Impact Study (TIS) dated March 22, 2016 as part of the SPEX applications. The TIS analyzed the following intersections for the Existing (2016) condition, Background Phase 1 (2019) condition without the high school, church or meeting space, Phase

40 SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 3 1 (2019) Build condition with 1,200 students attending the high school, Background Phase 2 (2029) condition without the high school, church or meeting space, and Phase 2 (2029) Build condition with 2,000 students attending the high school: Intersection #1 - Gum Spring Road (VA Route 659) / Braddock Road (VA Route 620) Intersection #2 - Riding Center Drive (VA Route 2671) / Braddock Road (VA Route 620) Intersection #3 - Site Driveway / Braddock Road (VA Route 620) (Future Intersection) Intersection #4 - Loudoun County Parkway (VA Route 606) / Braddock Road (VA Route 620) The Applicant is also proposing to utilize the gymnasium for church services for up to approximately 1,800 persons. The TIS assumes that the church building was constructed use would be in place during Phase I (2019). Since the church and meeting space uses would not experience their peak demand during the typical weekday AM and/or PM peak hours, and their peak usage would not coincide with the peak usage for the high school facilities, a separate analysis has been prepared in order to assess the adequacy of the site driveways during the weekend mid day peak condition. Existing 2015 Traffic Volumes and Levels of Service Traffic counts were collected during the weekday AM and PM peak hours on Tuesday, December 15, 2015 from 6:30 AM to 9:30 AM and 4:00 PM to 7:00 PM at the three existing intersections. Existing (2015) weekday AM and PM peak hour traffic volumes at the study intersections are shown on Attachment 2 (Figure 3-1). The results of the existing counts indicate that the weekday peak hour generally occurred between: 7:15 AM 8:15 AM in the morning 5:00 PM 6:00 PM in the evening Traffic count data previously collected 1 on a Saturday at the Braddock Road / Riding Center Drive intersection were used with the Sunday peak hour for a church to provide a worst case scenario and the future weekend peak hour traffic condition at the site driveways. The baseline existing 2015 Saturday mid day peak hour traffic volumes are provided on Attachment 3 (Figure 7 1). Existing (2015) lane configurations and intersection controls for roadways and intersections in the study area are shown on Attachment 4 (Figure 2-2). The TIS utilized Synchro 9 software to determine Existing 2015 levels of service (LOS) at the intersections noted above based on the existing roadway network, lane uses, traffic control devices, and traffic volumes. Results of the LOS analysis at the study area intersections are shown graphically on Attachment 4. The LOS analysis for Existing 2015 weekday conditions 1 Whitman South Traffic Impact Study, dated January 9, 2015 by Wells + Associates.

41 SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 4 indicated all six existing intersections currently operate at an acceptable LOS of D or better except at the following locations: Intersection #1: Gum Spring Road / Braddock Road - Lane approaches in the eastbound, westbound and southbound directions operate beyond acceptable levels at LOS E or F during the AM and PM peak hours. Intersection #2: Riding Center Drive / Braddock Road (VA Route 620) - The southbound left turn movement currently operates beyond capacity (at LOS F) during the AM peak hour and at LOS E during the PM peak hour under stop control. Background 2019 and 2029 Assumptions and LOS Analysis The Applicant s TIS considered the 2019 and 2029 Background conditions as composites of existing traffic, traffic associated with pipeline developments and regional growth for Phase I in 2019 and Phase II in Pipeline developments used in this traffic study were extracted from the Whitman South Traffic Impact Study, dated January 9, 2015 by Wells + Associates and include the Whitman North and South properties based on their recent (November 2015) rezoning and special exception approvals. Growth rates derived through the County s Travel Demand Model (County Model) were used for Phase I conditions in 2019, consistent with the recently approved Whitman North and South traffic studies. For long term growth projections in Phase II, a 1% annual growth rate was applied to existing traffic volumes for an additional 10 year period ( ) and added to the growth calculated for Phase I. Since the previously approved high school was included in the County Model, the regional growth in traffic was adjusted to more accurately reflect future conditions without the previously approved high school that was already factored into the growth projections within the study area. The 2019 and 2029 background and total future analyses assumed following planned and proffered improvements to the roadway network to be completed: A new traffic signal at the intersection of Braddock Road at Riding Center Drive. This improvement has been funded by the County and easements for the signal were provided by the Catholic Diocese in early The signal was assumed in the TIS to be complete by Phase 1 (2019). A secondary right-in / out only access provide by the Applicant, located on Braddock Road at the eastern end of the property Proffered Improvements o Gum Spring Road / Braddock Road installation of an additional northbound rightturn lane (completed) and an eastbound left turn lane. o Widening of Braddock Road east of Gum Spring Road from two lanes to four lanes along the Whitman North / South site frontages.

42 SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 5 The 2019 Background traffic volumes are shown in Attachment 5 (Figure 4-1), and the background lane use, traffic control and LOS is shown in Attachment 6 (Figure 4-2). The 2029 Background traffic volumes are shown in Attachment 7 (Figure 4-3), and the background lane use, traffic control and LOS is shown in Attachment 8 (Figure 4-4). The results of the capacity analyses for 2019 background indicated that all study intersections would operate at acceptable levels of service. The results of the capacity analyses for 2029 background conditions indicated that all study intersections would operate at acceptable levels of service, but with increases in overall delay due to the anticipated growth in traffic. All intersections and approaches would operate at overall acceptable levels of service during both the AM and PM peak hours. Trip Generation from Proposed Development Trip rates from ITE s Trip Generation Manual, 9 th Edition were used to project peak hour, daily traffic volumes for the proposed condition. The Applicant s TIS indicates in Table 1 below that new weekday trips generated by the proposed applications for the Phase 1 (2019) Build condition with 1,200 students attending the high school, and the Phase 2 (2029) Build condition with 2,000 total students attending the high school. Table 1: Trip Generation (Phase 1 (2019) and Phase 2 (2029)) - Weekday Land Use Phase 1 (2019) ITE Code High School 530 Units 1,200 students Weekday AM Peak Hour PM Peak Hour In Out Total In Out Total Daily Total ,005 Total Phase 1 School Trips Phase 2 (2029) High School 530 Total Phase 1 + Phase 2 Trips 2,000 students , , ,032 Source: Paul VI Catholic High School, Traffic Impact Study, Wells and Associates, March 22, Trip Distribution and Assignment All scenarios assumed the same site-generated traffic distribution of approximately: 7% to and from the west along Braddock Road

43 33% to and from the east along Braddock Road 5% to and from the south along Gum Spring Road 19% to and from the north along Gum Spring Road 18% to and from the northeast along Riding Center Drive 18% to and from the north along Loudoun County Parkway SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 6 The TIS based these distributions on a review of population data and information provided by the Applicant. Site generated trip distributions and assignments for both 2019 and 2029 Build conditions are shown graphically on Attachment 9 (Figure 5-1) and Attachment 10 (Figure 5-2), respectively. Total Forecasted Build-Out (2019) Weekday Traffic Volumes and Levels of Service To determine Total 2019 weekday traffic volumes, the TIS added together Background 2019 traffic volumes and the site-generated traffic. The TIS utilized Synchro 9 software to determine 2019 weekday levels of service (LOS). Results of the LOS analysis at the study area intersections are shown on Attachment 11 (Figure 6-2). The results indicated that all study intersections would operate at acceptable levels of service (LOS D or better) for 2019 Build conditions, with the Background improvements assumed in the TIS (including an additional through lane in each direction on Braddock Road along the site frontage) to be in place. Total Forecasted Build-Out (2029) Weekday Traffic Volumes and Levels of Service To determine Total 2029 weekday traffic volumes, the TIS added together Background 2029 traffic volumes and the site-generated traffic. The TIS utilized Synchro 9 software to determine 2029 weekday LOS. Results of the LOS analysis at the study area intersections are shown graphically on Attachment 12 (Figure 6-4) and in tabular format on Attachment 13 (Table 6-1). The results indicated that all study intersections would operate at acceptable LOS (LOS D or better) for 2029 weekday Build conditions, with the Background improvements assumed in the TIS (including an additional through lane in each direction on Braddock Road along the site frontage) to be in place, except that the following movements would operate at LOS E during the AM peak hour: Intersection #1 - Gum Spring Road / Braddock Road Westbound left-turn, Northbound through, and Southbound left-turn Intersection #4 - Loudoun County Parkway / Braddock Road Eastbound left-turn, Westbound through, and Southbound through and left-turn

44 SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 7 Total Forecasted Build (2019) and Build Out (2029) Weekend Traffic Volumes and Levels of Service To determine Total Phase 1 (2019) and Phase 2 (2029) weekend traffic volumes, the TIS used an annual growth rate of 0.78%, compounded annually for Phase I conditions in 2019, and an additional 1% growth rate, compounded annually for the Phase II 2029 weekend forecast, then added together Background (2019 and 2029) traffic volumes with the site-generated traffic. The trips expected to be generated by the proposed church use that would provide capacity for up to 1,800 persons were estimated using the rates and/or equations published in ITE s Trip Generation Manual, 9th Edition for land use code 560 (Church) and the assumption that 1,800 seats would be provided. The trip generation assessment indicated that the 1,800-seat church would generate approximately 1,098 total trips during the Sunday mid day peak hour and 3,330 total daily trips on a Sunday. The TIS utilized Synchro 9 software to determine 2019 and 2029 weekend LOS. The results indicated that both site driveway intersections with Braddock Road would operate at acceptable LOS (LOS D or better) for 2019 and 2029 weekend Build conditions, with the Background improvements assumed in the TIS (including an additional through lane in each direction on Braddock Road along the site frontage) to be in place. The results of the weekend mid-day peak hour LOS analysis for both site driveway intersections are shown in Attachment 14 (Table 7-2). Transportation Comments and Recommendations 1. The following are issues that will not affect the outcome of the TIS but which should be corrected in future versions of the study: a. A trip generation table is needed comparing the trips that would be generated by the proposed High School to the trips that could be generated on the same parcel byright. b. The revised TIS should provide warrants for an eastbound right-turn lane on Braddock Road for the proposed right in / out access. c. The revised TIS should indicate if the analysis used signal timing adjustments as mitigation in the analysis of currently signalized intersections. According to VDOT, signal timing changes are not considered mitigation. 2. The Applicant should clarify the use of the building labeled Future Bldg. on the Special Exception Plat (Sheet 3 of 3) to identify if the use has been included in the TIS. 3. Based on the assumptions in the TIS of operational and roadway conditions required to meet an acceptable LOS at site entrances, the Applicant needs to complete the following such that the improvements are open to traffic / available for use prior to occupancy of uses in the initial (Phase I) development of the site:

45 SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 8 a. Provide ROW dedication to accommodate a full U4M section of Braddock Road, including ROW to accommodate turn lanes for the ultimate U4M condition. b. Construct a second through lane in each direction along Braddock Road across the site frontage. c. Construct left- and right-turn lanes at the main site entrance. d. Construct a right-turn lane at the eastern site entrance. e. Complete traffic signal modifications (not already factored into the ongoing signal design) that are needed to accommodate the ultimate U4M condition of Braddock Road as well as site access via the main driveway. f. Construct a 10-foot wide trail across the Braddock Road site frontage. 4. If the Applicant intends to provide a cash-in-lieu payment for the construction required in Comment 3b, the Applicant needs to provide an engineer s estimate as a response to this referral for the itemized cost to design and construct these additional through lanes, including construction of the ultimate turn lanes into the site, for review and comment by DTCI. If a cash contribution is provided, it needs to be paid to the County prior to issuance of first zoning permit. DTCI notes that if a cash-in-lieu payment is provided for the additional through lanes, there is no assurance that these lanes will be constructed and completed prior to the opening of the Phase I (High School) development on the site and as such, the levels of service indicated in the TIS (which is based on these lanes being in place) would not be realized. 5. DTCI notes that the Applicant has already provided, at no cost to the County, the easements required for the traffic signal to be located at Riding Center Drive / Braddock Road. The Applicant should also commit to make any necessary modifications of the traffic signal, if not included in the design of the signal to be installed by the County, that are needed to accommodate the ultimate (U4M) condition of Braddock Road as well as facilitate access to the site via the main site driveway. The Applicant should also commit to modify any pavement markings and signage needed for the ultimate (four-way) configuration of the traffic signal. 6. The 2010 CTP states that all land development applications adjacent to any existing and/or proposed arterial or major collector road will be designed to ensure that no residential and other type(s) of noise sensitive use(s) will have traffic noise impacts which occur when the predicted traffic noise levels approach or exceed the noise abatement criteria (contained in the 2010 CTP, Table 7-1), or when the predicted traffic noise levels substantially exceed the existing noise levels (2010 CTP, Chapter 7, Noise Policy 1). To this end, the Applicant should commit to an evaluation of noise impacts along Braddock Road (designated as a major collector by the 2010 CTP), consistent with the Noise Policies in Chapter 7 of the 2010 CTP, in conjunction with the first site plan or construction plan, whichever is first in time, and commit to implement the appropriate highway noise mitigation measures as identified in the noise study. The study shall be conducted by a certified professional engineer using the latest version of the Federal Highway Administration s Highway Traffic Noise Prediction Model. DTCI can provide the Applicant with the most recent ADT traffic volume projections

46 SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place DTCI First Referral Comments June 3, 2016 Page 9 for the CTP horizon year, as well as information regarding the ultimate conditions of Braddock Road. Conclusion DTCI has no overall recommendation on these applications at this time. DTCI staff will provide a recommendation after it has reviewed the Applicant s responses to the comments noted in this referral. Depending on the Applicant s responses, DTCI may have additional comments. DTCI staff is available to meet with the Applicant and discuss the comments noted in this referral. ATTACHMENTS 1. Site Vicinity Map (Figure 1-1) 2. Baseline Existing Peak Hour Traffic Counts (Figure 3-1) 3. Weekend Mid Day Peak Hour - Baseline Traffic Volumes At Site Driveway Locations (Figure 7-1) 4. Baseline Existing Lane Use And Traffic Control With Levels Of Service (Figure 2-2) Background Traffic Forecasts (Phase I No Build Conditions) (Figure 4-1) Background Lane Use & Levels Of Service (Phase I No Build Conditions ) (Figure 4-2) Background Traffic Forecasts (Phase II No Build Conditions) (Figure 4-3) Background Lane Use & Levels Of Service (Phase II No Build Conditions) (Figure 4-4) 9. Phase I Paul VI Catholic High School Site Traffic (2019 Build Conditions W/ 1,200 Students) (Figure 5-1) 10. Phase II Paul VI Catholic High School Site Traffic (2029 Build Conditions W/ 2,000 Students) (Figure 5-2) 11. Phase I Lane Use, Traffic Control and LOS (2019 Build Conditions W/ 1,200 Students) (Figure 6-2) 12. Phase II Lane Use, Traffic Control and LOS (2029 Build Conditions W/ 2,000 Students (Figure 6-4) and 2029 Total Future Capacity Analysis Summary (Phases I and II Build Conditions) (Table 6-1) 14. Weekend Mid Day Capacity Analyses Summary (Table 7-2) cc: Kathleen Leidich, Assistant Director, DTCI Lou Mosurak, Senior Coordinator, DTCI

47 Whitman North Whitman South ATTACHMENT 1

48 ATTACHMENT 2

49 ATTACHMENT 3

50 ATTACHMENT 4

51 ATTACHMENT 5

52 ATTACHMENT 6

53 ATTACHMENT 7

54 ATTACHMENT 8

55 5% ATTACHMENT 9

56 5% ATTACHMENT 10

57 ATTACHMENT 11

58 ATTACHMENT 12

59 ATTACHMENT 13

60 ATTACHMENT 14

61 CHARLES A. KILPATRICK, P.E. COMMISSIONER DEPARTMENT OF TRANSPORTATION 4975 Alliance Drive Fairfax, VA June 2, 2016 Ms. Jacqueline Marsh County of Loudoun Department of Planning & Zoning 1 Harrison Street, S.E. 3 rd Floor Leesburg, Virginia Re: Paul IV Catholic High School Loudoun County Application Number: SPEX Paul IV Catholic Church Loudoun County Application Number: SPEX Paul IV Catholic Civic Meeting Place Loudoun County Application Number: SPEX Dear Ms. Marsh: We have reviewed the above applications as requested in your April 13, 2016 transmittal (received April 18, 2016). We offer the following: Land Development Sheet 3 1. Pursuant to Loudoun County s CTP, the ultimate conditions for Braddock Road (VA Route 620) are described as a U4M; controlled access median divided 4-lane urban collector with a 45-mph design speed. Please demonstrate compliance with the CTP by depicting the applicable roadway improvements across the property frontage. Traffic Engineering (comments are related to the TIA) 1. Please note the differences between the scoping document and the TIA details and address related concerns, as given below: a. Project Description and Table 1 in scoping document mentioned the development in 3-phases, 2019, 2024 and 2029, but the TIA analyzed two phases, 2019 and As scoped, analysis of the interim phase-2024 conditions should be added to provide better understanding of the required and proposed improvements. Attachment 1e

62 Paul IV Catholic High School Church Civic Meeting Place Loudoun County Application Number: SPEX , SPEX & SPEX June 2, 2016 Page 2 b. Project Description in Scoping document mentioned a 500-seat church with the proposed 2000 student high school and so it seems the trip generation and analysis that time were scoped to be limited to address the impacts of the high school traffic. But the TIA analyzes Sunday peak hour of 1800-seat chapel traffic at the two intersections, the two site driveways on Braddock Rd. Other two intersections, Braddock Rd/Gum Spring Rd and Braddock Rd/Loudoun County Pkwy/Ticonderoga Rd should also be analyzed for the proposed 1800-seat church use(s) in addition to proposed high school use. c. Additionally, Statement of Justification requests permission to make school playing fields and meeting rooms available for use by non-catholic patron. This will generate additional traffic during weekdays and should be considered in TIA. 2. TIA Section 7 Traffic Data for proposed church use mentioned the Saturday mid-day peak hour with Sunday peak hour of generator traffic being a worst case scenario and TIA used the Saturday counts for Sunday analysis. As mentioned earlier this assumption was not included in scoping document. Justification should be provided showing that assumption is true for the intersections analyzed in the TIA. 3. Please note the following examples of concerns about future traffic volumes: a. Why does All Phases: Whitman South Pipeline Traffic shows some negative values in Appendix E? b. Appendix E: 2004 Spex School Site Removed from Growth for Phase I and Phase II; same traffic volumes are removed at two intersections (Braddock Rd/Riding Center Dr/Future Site Driveway and Braddock Rd/Future RI/RO site driveway). But, traffic volumes are removed for Phase II are higher than that for Phase I for the other two intersections (Braddock Rd/Gum Spring Rd and Braddock Rd/Loudoun County Pkwy/Ticonderoga Rd), please clarify otherwise revise accordingly. c. Also, the total traffic volumes at the two intersections (Braddock Rd/Gum Spring Rd and Braddock Rd/Loudoun County Pkwy/Ticonderoga Rd) do not sum up to the total 2004 SPEX School Site s Inbound /Outbound splits in AM and PM in Appendix E. Please verify all traffic volume details and clarify any such assumption(s) in TIA report. Otherwise, correct traffic volumes including in Appendix E, future traffic volume figures and in background and total future analyses, and make sure the changes are reflected in TIA. Also, provide a copy of the total traffic volume projections from the previously approved TIAs including Whitman North, Whitman South and 2004 School Site (of 1500 students, ZMAP and ZMAP as mentioned in Statement of Justification). 4. Braddock Rd/Gum Spring Rd; Field measured PM PHF for the westbound approach is 0.94 and for the northbound approach it is 0.95 but existing analysis used PHF 0.92 for both. Also, future conditions analysis used 0.92 PHF for all approaches. However, as per VDOT Administrative Guidelines, the existing analysis need to use field measured PHF by approach with a minimum PHF 0.85; and for future conditions analysis, the field measured PHF need to be used with a minimum value of Please revise the existing and future analyses. 5. Also, PHFs for the westbound approaches at rest of the intersections in PM are higher than 0.92, please verify all PHF inputs and correct the TIA accordingly.

63 Paul IV Catholic High School Church Civic Meeting Place Loudoun County Application Number: SPEX , SPEX & SPEX June 2, 2016 Page 3 6. As mentioned in Roadway Network section, Loudoun County Pkwy should be analyzed with 45mph and Riding Center Dr should be analyzed with 25mph, but Loudoun County Pkwy is analyzed with 35mph as Ticonderoga Rd and Riding Center Dr is analyzed with 45mph. Please verify and correct accordingly, and make sure TIA provides consistent information. 7. We noticed that the AM signal timing splits in Total Future conditions analyses are different than that in Background conditions analyses for the intersection of Braddock Rd/Ticonderoga Rd. Please make sure the same signal timing splits are used for background and total future conditions analyses for all analyses scenarios and for all signalized intersections, and revise the TIA accordingly. 8. As shown in lane use & traffic control figures 6-2 & 6-4 and as mentioned in Section 9, the applicant proposes to pay for the Braddock Rd widening along site frontage to be done by the County. But it is not clear for which phase of the development (Phase I-2019 or Phase II-2024 or Phase III-2029 per scoping) these improvements can be assumed to be complete. Please verify with the County, add clarification in TIA, and accordingly revise TIA to analyze and clearly show conditions without Braddock Rd widening for appropriate phase(s). 9. It should be noted that the signal plan approved for Braddock Rd/Riding Center Dr shows it as a T- intersection with 2-lane Braddock Rd. So, this signal will need to be modified to add the forth leg and turn lanes to accommodate the site access opposite Riding Center Dr in And, the signal will need to be modified again when the Braddock Rd gets widened to 4-lanes by the County. Please verify and add signal modification related details in lane use figures (6-2 & 6-4) and Section 9, and clearly show what lane configuration can be expected in different phase(s). 10. Special Exception Plat shows the full movement site access at Braddock Rd/Riding Center Dr unsignalized and Braddock Rd as a 2-lane road with turn lanes and also it shows no right turn lane for the proposed right-in/right-out access on Braddock Rd. These details do not match with what is analyzed in TIA and shown in figures 6-2 and 6-4. Please verify, revise details and make sure consistent details are provided. Separate transportation improvement plans for different phases of site development can be helpful. 11. TIA does not include queuing analysis. Please include 95 th percentile queues for each movement and length(s) of existing and/or proposed turn lane(s) at all intersection for all analysis scenarios. Also, make sure adequately long turn lanes are provided. 12. Additional comments can be provided once the above mentioned issues are addressed. 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.

64 April 14, 2016 MEMORANDUM TO: Jacqueline Marsh MSC#62 Planning Department, Building & Development FROM: Mark Sharrer MSC #68 Env. Health Specialist Division of Environmental Health SUBJECT: SPEX Paul VI Catholic High School SPEX Paul VI Catholic Church SPEX Paul VI Catholic Civic Meeting Place This department has reviewed the package provided to this office and the plat prepared by Dewberry Associates and dated 3/22/16, Staff supports approval of the application with no further comments/conditions to the proposal. If further information or clarification on the above project is required, please contact Mark Sharrer at Attachment 1f

65 Loudoun County, Virginia Department of Fire, Rescue and Emergency Management 801 Sycolin Road, Suite 200 Leesburg, VA Phone Fax Memorandum To: Jacqueline Marsh, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: August 15, 2016 Subject: Paul VI Catholic High School, Second Referral SPEX , SPEX & SPEX Thank you for the opportunity to review the Applicant s response to first referral comments regarding the above captioned application. The Applicant adequately addressed our comments in their second submission. The Fire and Rescue Planning Staff has no further comments. If you have any questions or need additional information, please contact me at c: Project file Teamwork * Integrity * Professionalism * Service Attachment 1g

66 Loudoun County, Virginia Department of Fire, Rescue and Emergency Management 801 Sycolin Road, Suite 200 Leesburg, VA Phone Fax Memorandum To: Jacqueline Marsh, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: May 18, 2016 Subject: Paul VI Catholic High School SPEX , SPEX & SPEX Thank you for the opportunity to review the above captioned application. The Fire and Rescue Planning Staff has no comments. The Fire-Rescue GIS and Mapping coordinator offered the following information regarding estimated response times: PIN Dulles South, Station 19 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 Dulles South, Station 19 6 minutes The Loudoun County Fire Marshal s Office has the following comments: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. ( Buildings and facilities) Exception: The fire code official is authorized to increase the dimension of 150 feet ( mm) where: Teamwork * Integrity * Professionalism * Service

67 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section , or Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. Per the Virginia Statewide Fire Prevention Code (Section D103.4 Dead ends --Table D103.4.) any travel way of 150 feet in length shall have a turnaround provided for fire department emergency apparatus. Please provide and updated site plan showing the correction to the end of all streets. If you have any questions or need additional information, please contact me at c: Project file Teamwork * Integrity * Professionalism * Service

68 July 8, 2016 Jacqueline Marsh Department of Building and Development, Planning Division 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia Re: SPEX PAUL VI CATHOLIC HIGHSCHOOL SPEX PAUL VI CATHOLIC CHURCH SPEX PAUL VI CATHOLIC CIVIC MEETING PLACE Dear Ms. Marsh: Loudoun Water has reviewed the referenced special exceptions and offers no objection to approval. Please be advised that a sanitary sewer capacity analysis of the existing system, which serves this site, will be required in support of the construction plan. Any resulting improvements will be the responsibility of the applicant. Please be advised that separate from this application, Loudoun Water may require easements across this site, to provide access to utilities for adjacent properties. This will be addressed more specifically at time of construction plan review. Public water and sanitary sewer service would be contingent upon the developer s compliance with our Statement of Policy; Rate, Rules and Regulations; and Engineering Design Manual. Should you have any questions, please do not hesitate to contact me or Julie Atwell. Sincerely, Dominic Powers, EIT Project Engineer Attachment 1h

69 COUNTY OF LOUDOUN PARKS, RECREATION AND COMMUNITY SERVICES REFERRAL MEMORANDUM To: Jacqueline Marsh, 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 Kenya Savage, PROS Board, Chair At-Large Allison Tinney, Open Space Member At-Large Kelly Foltman, Open Space Member At-Large Date: May 10, 2016 Subject: Paul VI Catholic High School SPEX , Paul VI Catholic Church SPEX , Paul Catholic Civic Meeting Place SPEX Election District: Dulles Sub Planning Area: Dulles MCPI # BACKGROUND: The subject site is located south of Braddock Road (Rte. 620), east of Gum Springs Road (Rte.659). The Property is located in the Dulles Election District and Sub-Planning Area in the Lower Foley Subarea of the Transition Policy Area. In 2005, Loudoun County Board of Supervisors approved ZMAP and SPEX to provide for the development of a private elementary/middle school, private high school, church/parish center, rectory, athletic fields (including 2 lighted athletic fields and lighted tennis courts), and temporary church use within the high school on the Property. Since approval of the applications, the Applicant decided against colocation of a church and elementary school with a high school. The Applicant purchased and received approval of a SPEX application to develop a church/parish house, rectory and elementary school on property located south of Route 50 and west of future Northstar Boulevard, known as Corpus Christi. The Property could then be reserved for construction of a high school and athletic fields, when needed. Attachment 1i

70 Paul VI Catholic High School SPEX , 0010, 0011 May 10, 2016 Page 2 of 4 CONKLIN PARK SITE LOCATION MAP

71 Paul VI Catholic High School SPEX , 0010, 0011 May 10, 2016 Page 3 of 4 PROJECT PROPOSAL: The Applicant proposes to develop a private Catholic High School to serve up to 2,000 students. In order to accommodate future growth of the Diocese, the Applicant is also requesting permission to: (1) use the high school gymnasium and other school facilities for church related uses/services and (2) permission to make the school playing fields and meeting rooms available for use by non-catholic patrons. The applicant is proposing phased development of the proposed high school and facilities. Phase 1 will provide for the construction of up to 235,000 square feet to accommodate up to 1,200 students, on-site parking and athletic fields. Phase 1 construction of the high school is shown on the below illustrative plan. Phase 2 of the high school will provide for up to 306,500 square feet to accommodate a maximum of 2,000 students and additional parking, if needed. ILLUSTRATIVE PLAN

72 Paul VI Catholic High School SPEX , 0010, 0011 May 10, 2016 Page 4 of 4 RECOMMENDATIONS: The Department of Parks, Recreation and Community Services (PRCS) has enjoyed a long standing collaboration with Loudoun County Public Schools that allows the use of certain school facilities for PRCS programs. We appreciate that cooperative agreement since it is clearly consistent with the Revised General Plan policy that states school sites should be community assets and the focal point for active recreation and after-school programs. PRCS would support a similar collaboration with the applicant should the opportunity exist. PRCS would not be in objection to the 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.

73 DATE: June 1, 2016 TO: FROM: Jacqueline Marsh, Project Manager Buddy Rizer, Executive Director, DED Prepared By: James David, Manager of Strategic Initiatives, DED SUBJECT: Paul VI SPEX , SPEX , SPEX The Department of Economic Development (DED) supports the subject application with no recommended changes. DED s analysis is detailed in the following sections. Applicant Proposal 1. Allow a private high school for more than 15 pupils, a church, and a civic meeting place. DED Response Loudoun County s Revised General Plan supports public and private schools on the subject property located in the Lower Foley Subarea of the Transition Policy Area because they represent an appropriate transition from suburban to rural land uses. Furthermore, the County previously approved the construction of a private high school and related accessory uses at this location in DED supports the construction of the private high school, church and civic meeting place including related zoning modifications because it increases available high-quality schooling options for Loudoun County residents. Additional schools help alleviate issues associated with overcrowding in existing facilities, which enhances quality of life and helps attract workforce with school-age children to Loudoun companies. Please contact James David, james.david@loudoun.gov or , for any follow-up questions or concerns. 1 Harrison Street, S.E. 5 th Floor PO Box 7000 Leesburg, VA Tel: Fax: biz.loudoun.gov Attachment 1j

74 Paul VI Catholic High School SPEX ; SPEX & ZCPA ; ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 INTRODUCTION The Catholic Diocese of Arlington ( CDA ) is the owner (the Owner ) of approximately 68.4 acres of real property identified in Loudoun County Land Records as Tax Map 106 Parcel 19 (MCPI ) (the Property ). The Property is located south of Braddock Road (Route 620), approximately 1,150 feet east of Gum Spring Road (Route 659). The Property is located in the Lower Foley Subarea of the Transition Policy Area and is governed by the policies of the Revised General Plan (RGP), the Revised Countywide Transportation Plan (CTP) and the Bicycle and Pedestrian Mobility Master Plan. The Property is located in the Dulles Election District. Vicinity Map Attachment 2

75 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 2 of 10 In 2005, Loudoun County (the County ) approved ZMAP and SPEX to provide for the development of a private elementary/middle school, private high school, church/parish center, rectory, athletic fields (including 2 lighted athletic fields and lighted tennis courts), and temporary church use within the high school on the Property. Zoning Ordinance modifications were also approved to reduce the yards and setbacks and permit an increase in building height to accommodate multi-story structures on the Property. Since approval of the applications, the CDA decided against colocation of a church and elementary school with a high school to serve parishioners in the southern part of Loudoun County and, thus, purchased and received approval of a SPEX application to develop a church/parish house, rectory and elementary school on property known as Corpus Christi located south of Route 50 and west of future Northstar Boulevard. The Property could then be reserved for construction of a high school and athletic fields, when needed. Paul VI Catholic High School located in the City of Fairfax currently serves the high school needs of the CDA s parishioners residing in eastern Loudoun County and western Fairfax County. Over the past several years the CDA has sought, and exhausted, options to expand the existing Paul VI Catholic High School campus. The student population at Paul VI is currently constrained due to the inability to expand the physical plant of the school. Consequently, the CDA announced last year that it would relocate Paul VI Catholic High School to the Property in Loudoun County. Relocation of the high school to the Property in Loudoun County will provide for phased development of a 21 st Century high school, including a full complement of athletic fields, in a location easily accessible for students residing in eastern Loudoun and western Fairfax counties, as well as neighboring Prince William County. Over half of the student population currently attending existing Paul VI Catholic High School in the City of Fairfax resides in Loudoun County. This percentage is expected to increase as the population continues to grow in Loudoun County over the next decade and beyond. Although Loudoun County approved SPEX in 2005 to permit development of a private high school on the Property, the approval lapsed due to the five year validity provision for special exception uses in the Revised 1993 Loudoun County Zoning Ordinance (ZO). Therefore, before construction of relocated Paul VI Catholic High School can commence, the CDA must first obtain approval of a new special exception and design modifications as previously approved by the County in PROPOSAL In accordance with the provisions of the ZO, the CDA requests approval of a Zoning Concept Plan Amendment ZCPA) and the below-listed special exception uses: Section (F), Church; and Section (LL), Private High School for more than 15 pupils. The primary use of the Property is proposed to be a private Catholic High School to serve up to 2,000 students. In order to accommodate future growth of the Diocese, the CDA is also requesting permission to (1) use the high school gymnasium and other school facilities for church related uses/services and (2) permission to make the school playing fields and meeting rooms available on a limited basis for use by non-catholic patrons.

76 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 3 of 10 As indicated on Sheets 1 and 3 of the enclosed Paul VI Catholic High School SPEX , SPEX and ZCPA plan set prepared by Dewberry, dated March 22, 2016 (the Plan ), revised June 24, 2016, the CDA is proposing phased development of the proposed high school and facilities. Phase 1 will provide for the construction of up to 235,000 square feet to accommodate up to 1,200 students, on-site parking and athletic fields. Phase 1 construction of the high school is shown on the below illustrative plan and is identified by the shaded building area on Sheet 3 of the Plan. Illustrative Plan Phase 2 of the high school will provide for up to 306,500 square feet to accommodate a maximum of 2,000 students and additional parking, if needed.

77 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 4 of 10 ZONING CONCEPT PLAN AMENDMENT ISSUES FOR CONSIDERATION Section of the Zoning Ordinance outlines various factors for consideration in the review of a request for a ZCPA. The following is an analysis of the relevant ZCPA and SPEX factors in relation to the Property. On March 21, 2005, the County approved ZMAP and SPEX to permit construction of a private high school, athletic fields, church/parish and elementary/middle school on the Property. See enclosed ZMAP Proffers and Concept Plan. Since approval of ZMAP , the CDA obtained approval to construct a church, rectory and elementary school on property located west of Northstar Boulevard, known as Corpus Christi. Since the approved Concept Plan for ZMAP (the CDP ) included a layout depicting the location of the high school building in a different location on the Property, and since other uses/buildings shown on the CDP are no longer planned for development on the Property, the CDA hereby proposes to amend the approved CDP to reflect the current proposed layout for the high school and athletic fields/buildings. Section (1): Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality. A complete review of the uses proposed in ZMAP was conducted by the County and all of the requested uses were deemed to be in conformance with the applicable policies of the RGP. No revisions have been made to the RGP policies since approval of ZMAP As discussed above, some of the previously approved uses have been relocated to the Corpus Christi site. The Property is located within the Lower Foley Subarea of the Transition Policy Area of the RGP. The intent of the Transition Policy Area is to provide a visual and spatial transition between the Suburban and Rural Policy Areas. The RGP anticipates that uses such as public and private schools and other compatible institutional uses may be located in and serve as appropriate transitions between the Suburban and Transition areas. The Property is located south of Braddock Road, a planned four-lane major collector roadway in its ultimate condition. Braddock Road serves as the boundary between the Suburban Policy Area to the north and the Transition Policy to the south. As shown on Sheets 1 and 3 of the Plan, the high school building will front on Braddock Road. The athletic fields will be located south of the main high school building and wetlands that bisect the Property east to west. The high school will provide a transition between the more intense South Riding community to the north (4 DUs/Ac) and low density development to the south. Thus, the proposed high school is an appropriate use on the Property. The Existing Conditions plan for the Property (Sheet 2) has been updated since the previous ZMAP approval to reflect current environmental conditions and site constraints. Updates include: Boundary Survey prepared by Dewberry dated November 12, 2015; Wetlands delineation prepared by Dewberry dated November 2015 and Preliminary Jurisdictional Determination issued by the U.S. Army Corps of Engineers (NOA ); Tree Survey and Tree Stand Inventory conducted by Wetlands Studies and Solutions dated March 2, 2016; and,

78 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 5 of 10 DCR Division of Natural Heritage inventory of natural resources letter dated March 3, The updated environmental conditions and site constraints have guided the layout of the proposed high school buildings, parking areas, on site circulation and athletic fields. Section (2: The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values. As indicated above, schools and institutional uses are deemed appropriate land uses in the Transition Policy Area. The Property is bordered by Braddock Road and the more intensive residential community of South Riding to the north. The Paul VI Catholic High School campus will provide extensive open space which will, in turn, provide both a visual and special transition between the Policy Areas and existing residential units located north of the Property. The building envelop for the proposed high school building will be located approximately 330 feet south of the closest residential unit located in South Riding to the north. The residential units located north of Braddock Road are also buffered by permanent open space. The Property is bordered on the east, south and west by vacant land and/or planned open space. Section (3): Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. Existing public utilities are located in close proximity to the Property and will be extended by the CDA at no cost to the County to serve the high school. In its referral dated July 8, 2016, Loudoun Water states it offers no objection to approval of the project. As indicated in the enclosed Paul VI Catholic High School Traffic Impact Analysis, Loudoun County, Virginia prepared by Wells & Associates, dated March 22, 2016, as revised July, 2016 (the TIA ), the high school will be accessed by two site entrances. The main site entrance will be located opposite Ridings Center Drive. A second right in/right out site entrance will be located at the eastern end of the Property. This site entrance will provide for easy drop-off and pick-up traffic flow for the high school. In February 2016, the CDA granted easements at no cost to the County or VDOT for the installation of a traffic signal at the Braddock Road/Ridings Center Drive intersection. The County has allocated funds for the installation of the traffic signal. Installation of the signal will begin this year and the signal will be operational in late 2016/early 2017, before construction of Paul VI Catholic High School begins. As shown on Sheet 3 of the Plan, the CDA plans to dedicate right-or-way to accommodate the widening of Braddock Road along the frontage of the Property to provide for construction of its ultimate section. Turn lanes will be installed at the Braddock Road/Ridings Center Drive intersection and a 100 foot taper/deceleration lane will be installed at the eastern site entrance. The turn lane improvements will be installed concurrent with construction of the high school and will be in place prior to occupancy of the high school. Finally, the CDA will also provide funds to the County for the construction (by others) of two additional lanes along the Braddock Road frontage of the Property to provide for the ultimate four lane divided section per the CTP. As indicated in Attachment 1: Paul VI Catholic High School Braddock Road Ultimate Improvement cost estimate prepared by Dewberry, dated July 6, 2016, construction of the additional two lanes along the frontage of the Property to improve Braddock Road to its ultimate four-

79 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 6 of 10 lane divided section is estimated to cost $1,115, It is anticipated that contribution of funds for the Braddock Road widening will enable the County, or others, to combine these funds with other private and/or public funds in order to construct improvements to Braddock Road between Gum Springs Road and Loudoun County Parkway in a single project, instead of a piece mill project, thereby reducing inconvenience to Braddock Road travelers during construction of the road improvements. The Plan provides for the construction of a 10 foot-wide asphalt trail along the Braddock Road frontage of the Property, as well as an extensive on-site pedestrian network. The on-site pedestrian network will be comprised of pervious and impervious trails. The pervious surface trails shown on the Plan are planned to accommodate both pedestrians and the cross country running sports for the high school. The exact location of the on-site trails will be determined at site plan stage of development and the trails will be constructed concurrent with development of the Property. Section (4): The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. The proposed high school and athletic fields will provide additional school capacity for residents of Loudoun County. The proposed athletic fields will also provide additional sports facilities for the students and residents of Loudoun County, as determined appropriate by the County and the CDA. Section (5): Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts. As indicated on Sheet 3 of the Plan, impacts to the on-site streams and wetlands have been minimized to the greatest extent possible. In fact, impacts have been limited to those necessary to construct the site entrance at Ridings Center Drive and to provide on-site vehicular crossings. Impacted areas will be mitigated in accordance with County and State requirements at site plan stage of development. A 50 foot management buffer has been provided adjacent to the minor floodplain that is located along the northeastern side of the Property. A preliminary stormwater management/bmp plan has been prepared pursuant to State and County regulations in order to determine the approximate location and extent of stormwater facilities that will be required. Possible SWM locations are shown on Sheet 3 of the Plan. The location of specimen trees located on the Property is shown on the Existing Conditions plan (Sheet 2). The specimen trees are located in areas that will be impacted by roads and parking areas required for the development. Virginia Pines characterize most of the existing trees on the Property. Pursuant to the Phase I Archeological study prepared by Thunderbird Archeological Associates, Inc, dated December 1999, previously submitted to the County for SPEX , no archeological sites were present within the project and no additional archeological work is recommended.

80 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 7 of 10 Section (6): The protection of life and property from impounding structure failures. No impoundment structures are located on the Property. Any new stormwater management facilities will be designed and installed pursuant to County FSM standards and State requirements. SPECIAL EXCEPTION ISSUES FOR CONSIDERATION Section of the Zoning Ordinance outlines various factors for consideration in the review of a request for special exception uses. The following is an analysis of the relevant SPEX factors in relation to the Property: Section (1): Plan. Whether the proposed special exception is consistent with the Comprehensive See response to ZCPA Section (1) above. Section (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 design of the Property will comply with all applicable County regulations governing light, glare, etc. As shown on Sheet 3 of the Plan, the CDA is proposing to light the athletic fields and tennis courts. The proposed athletic fields will be located south of the high school buildings. This area of the Property is bordered by planned open space to the west and vacant land to the south and east. Pursuant to County ZO regulations, all lighting installed on the Property will be shielded and cutoff and directed inward and downward away from adjacent properties and roadways so as to minimize light trespass onto adjacent properties and Braddock Road. Lighted athletic fields were approved by the Board of Supervisors pursuant to ZMAP /SPEX Section (3): Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. As indicated above, schools and institutional uses are deemed appropriate land uses in the Transition Policy Area. The Property is bordered by Braddock Road and the more intensive residential community of South Riding to the north. The Paul VI Catholic High School campus will provide extensive open space which will, in turn, provide both a visual and special transition between the Policy Areas and existing residential units located north of the Property. The building envelop for the proposed high school building will be located approximately 330 feet south of the closest residential unit located in South Riding to the north. The residential units located north of Braddock Road are also buffered by permanent open space. The Property is bordered on the east, south and west by vacant land and/or planned open space. Section (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 ground water, air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands.

81 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 8 of 10 See response to ZCPA Section (5) above. Section (5): Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Relocation of Paul VI Catholic High School to Loudoun County will provide additional school options and high school capacity for Loudoun County residents, particularly those residing in the Dulles South Area of the County. Over half of the student population at existing Paul VI Catholic High School in the City of Fairfax resides in Loudoun County. The Property is located on Braddock Road, a planned fourlane major collector roadway, between two north/south four-lane major collector roadways, i.e. Gum Spring Road to the west and Loudoun County Parkway to the east. The main entrance to the Property will be located opposite Ridings Center Drive, a minor collector roadway serving the South Riding community to the north. Thus, the high school will be easily accessible for residents in the Dulles South area of Loudoun County, as well as students and patrons residing in northern Prince William County (via Gum Spring Road) and western Loudoun County (via Braddock Road). Section (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. See response to ZCPA Section (3) above. ZONING MODIFICATIONS Section (A) of the Zoning Ordinance provides that the regulations of the Planned Development district sought shall apply after rezoning is approved unless the Board of Supervisors approves a modification to the zoning, subdivision or other requirements that would otherwise apply. ZMAP included approval of zoning modifications that remain in effect for the Property. These included modifications to the yards and building setbacks adjacent to agricultural and residential districts. See Sheet 1 of the Plan for a description of the existing zoning modifications. Additional modifications are required as follows for development of the proposed plan: (1) Zoning Ordinance Section 4-605(B)(2) Yards Adjacent to Agricultural and Residential Districts. The CDA requests a reduction of the required parking setback from 50 feet to 15 feet along the western Property boundary and from 50 feet to 30 feet along the southwestern property boundary of the Property to provide for additional parking and a travel way to access the athletic fields. The Property is encumbered by an extensive wetlands system that bisects the Property from northeast to southwest on the Property. This on-site wetlands system is planned to be preserved as an important site amenity. Accordingly, buildable areas on the site were defined by the wetland system and, thus, dictates the location of site improvements, including parking and the on-site travel ways to access the high school buildings and athletic fields. Consequently, the area available for parking and travel ways between the

82 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 9 of 10 wetlands and the western and southwestern Property boundaries is constrained and results in the need for a reduction of the setback for the parking field (approximately 40 foot) and travel ways. The CDA is proposing to provide increased parking to serve the high school, above that required by the Zoning Ordinance. Parking for the high school has been based on parking provided by Loudoun County for public high schools. The increased parking (850 spaces instead of 500 spaces) will negate the need for students, teachers and visitors to park on neighboring streets thus creating a safe environment. Provision of additional parking spaces exceeds the public purpose of providing increased setbacks for the affected areas of the site, particularly since the adjacent parcels are vacant and/or proffered as parkland/open space. (2) Zoning Ordinance Section 4-606(B) Building Height. Forty five (45) feet maximum, provided that a building may be erected to a maximum height of one hundred feet if it is set back from streets or from lot lines that do not constitute boundaries of districts with lower maximum height restrictions, in addition to each of the required minimum yard dimensions, a distance of not less than one (1) foot for each one (1) foot of height that it exceeds the forty five feet. The Official Loudoun County Zoning Map shown of the County GIS Mapping indicates the existing Braddock Road right-of-way and the adjacent section of South Riding is zoned R-1. The CDA requests approval to increase the maximum building height along Braddock road from 50 feet as previously approved per ZMAP , to 65 feet. The building envelope for the high school is constrained by wetlands and Braddock Road as shown on Sheet 4 of the Plan. The Property slopes west to east which complicates the building height measurement. Per the Zoning Ordinance, building height is based on the average measurement on four sides from the ground to the mid-point of the roof line (excluding steeples, etc.). Because of the environmental constraints of the Property, the height of the high school building will range from 50 feet to approximately feet, depending on final design and finished grade of the building. The building envelope for the high school building is located approximately 330 feet from the closest residential lot in South Riding. An existing permanent open space easement is located between the residential units in South Riding to the north and the Braddock Road right-of-way. The building envelope is also located approximately 130 feet south of the ultimate right-of-way of Braddock Road, a four-lane major collector roadway. The closest point of the building (within the building envelope) will be located approximately 200 feet south of the ultimate Braddock Road right-of-way. While the building height would be limited to 45 feet adjacent to the R-1 zoning district, Braddock Road and permanent open space buffers located on both the north and south sides of Braddock Road provide a greater separation between the existing residential units in South Riding and the proposed high school building than anticipated by the strict application of this ZO height requirement. (3) Zoning Ordinance Section (C) and (E) Buffer Yard Exceptions (Adjacent to Land that Remains Undeveloped). The CDA requests a waiver of the buffer yard requirement adjacent to permanent parkland and open space located on the Whitman Property west of the high school site. An existing berm is located along the western boundary of the Whitman parcel bordering the Property. The berm is part of a larger area that was recently proffered as parkland and open space for the Whitman residential project. The existing berm will provide adequate buffer and screening of the parking areas planned for the high school. Landscaping will be provided within the parking areas on site as well as around the perimeter of the parking areas in accordance with Zoning Ordinance and FSM standards. The perimeter parking lot landscaping will buffer the trail that is planned to be located within the 15 foot setback. Because the affected area will be

83 Paul VI Catholic High School SPEX ; SPEX & ZCPA ~Statement of Justification~ March 24, 2016 Revised May 2016 Revised July 2016 Page 10 of 10 buffered on both sides of the parking setback, the CDA requests a waiver of the buffer yard requirement in this area of the Property, as shown on Sheet 3 of the Plan. SUMMARY Relocation of Paul VI Catholic High School to Loudoun County from the City of Fairfax will expand high school options and capacity for residents of the County. The proposed high school and athletic fields will be easily accessible via a major collector roadway. The high school is planned as a multi-level building that will be designed to complement the adjacent community and serve as a signature building within the Dulles South community. The high school will also provide space for future religious services and activities, as well as facilities and athletic fields for non-catholic patrons, as determined by the County and the CDA. The RGP identifies schools and institutional uses as appropriate transitional uses between the more intensive/dense development in the Suburban Policy Area to the north and the Rural/Transition Policy Areas. Thus, the proposed use is in conformance with the policies of the RGP. Accordingly, the Applicant respectfully requests favorable consideration of the application by County Staff, the Planning Commission and the Board of Supervisors.

84 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Community Planning 1. The overall concept of developing this parcel with a church and related uses is consistent with the Transition land use policies of the Revised General Plan. Response: Acknowledged 2. Community Planning Staff requests that the applicant confirm the limits of floodplain and associated 50-foot management buffer. It is recommended that the stormwater management facilities be relocated outside of the buffer area. If encroachments cannot be avoided, it is recommended that additional information be provided regarding how the proposed encroachments will be mitigated. Response: In June, the Applicant submitted a Floodplain Study (FPST ) to update and confirm the limits of the minor floodplain located on the Property. Grading associated with stormwater management/bmp facilities required to serve the site may encroach within the 50 foot Management Buffer in accordance with the provisions of the Loudoun County Facilities Standards Manual (FSM). As indicated on Sheets 1 and 3 of the Paul VI Catholic High School Zoning Concept Plan Amendment, ZCPA , dated March 22, 2016, as revised through June 24, 2016, prepared by Dewberry Consultants, LLC (the Concept Plan ), the proposed project has been designed to respect the green infrastructure on the Property. Stormwater management and BMP facilities that are required to serve the Property have been designed in accordance with current State Stormwater/BMP ( SWM/BMP ) regulations and County FSM regulations. As shown on Sheet 3, the SWM/BMP facilities will be located outside of the 50 Foot Management Buffer recommended by the Revised General Plan; however, grading will occur within the management buffer during construction of the facilities, as permitted by the FSM. Attachment 3

85 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 2 of There are forested wetlands on the property. The previously approved plan provided limits of clearing to protect portions of the wetland system. Information regarding wetland impacts proposed with this application should be provided. It is recommended the forested wetlands that bisect the property be placed in a Tree Conservation Area. Additional measures to protect the critical root zone of the trees and avoid secondary impacts to forested wetlands should be considered. Response: The project has been designed to have minimal impacts on the forested wetlands located on the Property. As indicated on Sheets 1 and 3 of the Concept Plan, vehicular crossings of the wetlands have been limited to two crossings. Pedestrian crossings of the wetlands shown on Sheet 3 will be elevated in order to further respect and limit impacts to the wetlands. Wetlands will be placed in a VRRM Ground Cover easement, as required by the Loudoun County FSM SWM/BMP criteria at site plan stage of development. It should be noted that the forested wetlands are characterized primarily by Virginia Pines. The forested wetland area is planned to be remain open and used for outdoor classroom, contemplative and religious purposes. Consequently, it is not planned to be subjected to a Tree Conservation Easement. 4. SWM/BMPs should be located outside of the 50-foot management buffer. It is recommended that a minimum of one Low-Impact Development (LID) Best Management Practice be provided to treat stormwater from the Property, including, but not limited to, water quality swales, bio retention facilities/rain gardens, sheet flow to vegetated buffers, or any alternative LID technique acceptable to the Department of Building and Development. Response: Developable area of the Property is constrained by the environmental corridor that bisects the Property east to west. The proposed building envelope shown on Sheet 3 of the Concept Plan has been designed to respect the environmental features of the Property. While the stormwater management facilities are planned to be located outside the 50-foot Management Buffer, encroachment into the 50-foot Management Buffer will be necessary to construct the facilities in accordance with County FSM standards. 5. It is recommended that Specimen Tree #813 be considered for preservation and that the TCA include the southern property boundary (where Tree #812 is located), the southeastern corner, and the southwestern corner (general proximity of Tree #811). Since the site it is currently over parked, it is recommended that the applicant consider revising the parking to preserve Tree #809 and additional forest cover proximate to the forested wetlands.

86 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 3 of 11 Response: As indicated in the previous submission, the number of parking spaces proposed to serve the high school and athletic fields has been based on Loudoun County Public School (LCPS) parking standards for high schools. LCPS standards were based on a survey of parking at existing County high schools. Although the Zoning Ordinance requires fewer parking spaces, the Applicant agrees with the LCPS approach to provide adequate parking for all uses on the site without creating the need for visitors to the Property to park off site in adjacent neighborhoods. As shown on Sheet 3 of the Concept Plan, the Property is bisected east to west by a significant environmental corridor that segments the Property into three distinct development areas. The environmental corridor is planned to be preserved to the greatest extent possible. Except for one vehicular crossing, the high school building, gymnasium, athletic fields, on-site pedestrian trail/circulation system and parking area will be contained in the areas outside the environmental area. In order to provide a full complement of athletic facilities to serve the high school, it is necessary to maximize the area available for development. The trees requested to be preserved are located in the areas that will be improved with the athletic fields, parking and vehicular network. Consequently, it is not possible to preserve the trees and provide the full complement of athletic fields, parking and circulation required to serve the high school. 6. Braddock Road, a major collector roadway, is located proximate to the proposed church and school uses. It is recommended that the applicant commit to a noise impact study prepared according to the 2010 CTP policies for noise sensitive land uses adjacent to Braddock Road and that commitments be made to passive noise abatement measures prior to occupancy of the affected structures, if noise impacts are identified. Response: As shown on the Illustrative Plan and the Illustrative Elevation found on Sheets 1, 3 and 4 of the Concept Plan, the closest point of the high school is planned to be located approximately 200 feet south of the ultimate Braddock Road right-of-way. The high school building will be angled toward Braddock Road which will further increase the building setback from Braddock Road for the majority of the building. All buildings will be designed in accordance with the International Building Code and will incorporate architectural treatments that will reduce interior noise levels consistent with or below the County s recommended noise levels. The gymnasium building that is planned to be located behind (south) the high school will be located approximately 380 feet from the ultimate Braddock Road right-of-way and will be separated from the high school by the

87 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 4 of 11 intervening forested wetlands. Accordingly, noise associated from Braddock Road will not adversely impact the Property. 7. No information has been provided with respect to the proposed building architecture, landscaping, signage and lighting. The previous special exception approval contained commitments to the design guidelines via an illustrative of the building. Community Planning Staff recommends that the application provide commitments to design similar to those previously approved. Response: The Building Committee of the CDA has worked with VMDO, the project architect, to design the high school, gymnasium and layout for the athletic fields. An Illustrative Plan and Illustrative Elevation for the high school are shown on Sheets 1, 3 and 4 of the Concept Plan, respectively. The façade of the high school building has been broken up and angled toward Braddock Road in order to break up the building mass and create an interesting, yet functional, building design. Phase 2 expansion of the high school, depicted as Future Building on the Concept Plan, will be located to the rear of the main high school building. Condition #6 of the Conditions of Approval for the project provides a commitment to building architecture and the Illustrative Elevation. The Braddock Road frontage of the Property will be landscaped in accordance with the requirements of the Zoning Ordinance. Additional landscape areas that will complement and enhance the building entrance are planned to be installed between the high school building and on-site travelway. Signage and lighting will be provided on the Property in accordance with applicable County Zoning regulations and proffers. 8. A zoning modification is being requested in order to increase the building height to 65 feet. This would allow the building to be constructed at a scale that is not in keeping with that of the surrounding landscape where the development pattern consists of singlefamily residential homes (approximately 35 in height or less) and farmland. Community Planning Staff cannot recommend approval of the modification as it would allow the building to be increased to a height not compatible with the scale and size of the surrounding Transition Policy Area. Response: As discussed in the justification for the Zoning Modification request, the topography results in an elevation change of approximately 15 feet from west to east on the Property. Because the Zoning Ordinance requires building height to be measured from average grade, the building height of the wings of the building will vary between approximately feet, based on preliminary design of the

88 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 5 of 11 ERT Meeting (May 2, 2016) building and site elevation. The site plan and high school building are currently under design. The Building Elevation and Building Height Exhibit shown on Sheet 4 of the Concept Plan depict the form and architectural style of the building. Final design of the building may result in a change to the roof structure to accommodate mechanical equipment which will result in the need to increase the building height to a maximum of 65 feet. As explained above, the building mass has been broken up and the building orientation has been angled toward Braddock Road (northeast to southwest) in order to reduce the visual massing along Braddock Road. Additionally, the closest point of the building will be set back approximately 200 feet from the ultimate Braddock Road right-of-way and over 330 feet from the nearest residential unit located north of Braddock Road in South Riding. See Sheets 1, 3 and 4 of the Concept Plan. See the Community Planning section above for responses to the ERT comments. Loudoun County Fire and Rescue (May 18, 2016) The Applicant has proffered to provide a cash contribution to the County for fire and rescue services. The cash contribution will be paid to the County on a gross square foot basis prior to issuance of the first occupancy permit for the Property. 1. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. ( Buildings and facilities) o Exception: The fire code official is authorized to increase the dimension of 150 feet ( mm) where: The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section , or Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.

89 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 6 of 11 Response: In accordance with applicable building codes, sprinkler systems will be installed in the high school and gymnasium buildings on the Property. The on-site road network has been designed to provide access to all buildings and athletic fields. 2. Per the Virginia Statewide Fire Prevention Code (Section D103.4 Dead ends --Table D103.4.) any travel way of 150 feet in length shall have a turnaround provided for fire department emergency apparatus. Please provide and updated site plan showing the correction to the end of all streets. Response: The project has been designed to provide road access to all buildings and athletic fields on the Property. Said access will include required turnarounds at site plan stage of development. Loudoun County Parks, Recreation and Community Services (May 10, 2016) 1 The Department of Parks, Recreation and Community Services (PRCS) has enjoyed a long standing collaboration with Loudoun County Public Schools that allows the use of certain school facilities for PRCS programs. We appreciate that cooperative agreement since it is clearly consistent with the Revised General Plan policy that states school sites should be community assets and the focal point for active recreation and after-school programs. PRCS would support a similar collaboration with the applicant should the opportunity exist. PRCS would not be in objection to the approval of the application as presented. Response: Consistent with Revised General Plan policies, the Catholic Diocese supports making the school facilities and athletic fields available for use by outside organizations. The Property is zoned PD-IP which permits Parks, including athletic fields, as a principal use in the district. Accordingly, the Diocese will make the athletic fields and other facilities available for use as permitted by the Zoning Ordinance. Loudoun County Zoning Administration Statement of Justification (SOJ) dated March 24, 2016 revised May Update the SOJ to reference ZCPA where applicable. Response: The SOJ has been updated as requested. 2. Update the page numbering of the SOJ pages (1 of 10 instead of 1 of 1). Response: The SOJ has been updated as requested.

90 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 7 of Page 3 of the SOJ states Phase 2 of the high school will provide for up to 306,500 square feet, which matches the amount of square feet listed under the Development Tabulations on sheet 3 of the plan set. Sheet 1 of the plan set states the provided FAR and lot coverage at 0.27 or 795,500 square feet. Verify the proposed square feet of development and update the application where necessary. Response: Lot coverage and FAR must also include accessory structures that are planned/anticipated to be constructed on the Property. Accessory structures and buildings anticipated to be constructed include maintenance building(s) for the athletic facilities, dugouts, concession stands and other structures associated with the high school campus. The tabulation has been revised throughout to reflect a maximum FAR of 350,000 square feet, which is well below the maximum FAR permitted in the PD-IP zoning district. 4. Zoning Concept Plan Amendment Issues for Consideration. To correctly identify the referenced zoning ordinance section, insert an (E) after the reference to Section The criteria for consideration for a zoning map amendment is found in Section (E)(1) through (6) Response: The SOJ has been revised as requested. 5. Zoning Concept Plan Amendment Issues for Consideration. Page 4 of the SOJ states the Existing Conditions plan (Sheet 2) has been updated since the previous ZMAP to reflect current environmental conditions. The updates include a list of new documentation and the applicable dates for such document; however, no documents regarding the limits of the floodplain have been included. Sheet 2 of the plan details the limits of the minor floodplain different than that shown on the Loudoun County GIS maps. Provide documentation which demonstrates the correct limits of the minor floodplain. Response: Note #6 has been added to Sheet 2 of the Concept Plan indicating a floodplain study for the minor floodplain located on the Property was submitted to the County in June 2016 and has been assigned application #FPST FPST is currently under review by the County. 6. Special Exception Issues for Consideration. Section (2) The applicant speaks to the lighting of the athletic fields and that such lighting will be shielded and cut off as well as directed inward and downward away from adjacent properties and roadways to minimize light trespass. Note the subject property is surrounded by residential zoning districts. As such, pursuant to Section (A), all sources of glare must not cause illumination in excess of 0.25 foot candles above background light at the boundary of the parcel.

91 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 8 of 11 Response: Acknowledged. The project will comply with all Zoning Ordinance lighting standards, as well as the lighting condition (Condition #2) included in the Conditions of Approval dated submitted by the Applicant. 7. Zoning Modifications. Section 4-606(B) Building Height. Clarify if the requested modification to increase the building height from 45 feet to 65 feet is also a request to remove the requirement for the additional setback of 1 foot for every foot of building height above 45 feet. Response: The setback for the high school building will conform to the Zoning Ordinance requirement to provide an additional setback of one foot for every foot of building height exceeding 45 feet. In fact, the building envelope shown on Sheet 3 of the Concept Plan is located 130 feet from the edge of the ultimate Braddock Road right-of-way which complies with (and exceeds) the additional setback requirement for buildings that exceed 45 feet in height in the PD-GI zoning district. The setback of the closest point of the high school building will be approximately 200 feet from the ultimate Braddock Road right-of-way. 8. Zoning Modifications. Section (E) Buffer Yard Waivers and Modifications. This section of the zoning ordinance provides for the circumstances where the Zoning Administrator can modify or waive the buffer yard requirements, typically at the time of site plan. Section (C) should be added to the requested zoning modification, as this section allows for the Board of Supervisors to modify the requirements of Section as part of the approval action of a special exception. For this modification request, clarify if the berm referenced is located on the applicant s property or the adjacent property. As the applicant is proposing a modified parking setback within this area of 15 feet, some plant materials could be provided along the proposed parking spaces as a way to mitigate the impact of the reduced parking setback. In addition, parking lot landscaping will be required at the time of site plan, such as required canopy trees and landscaped islands. Response: The Zoning Modification has been revised to include Section (C). A pedestrian trail is proposed to be located within the 15 foot wide parking setback located along the western Property boundary adjacent to the Whitman property. The trail is part of a large on-site trail network that is planned to provide access to the school and athletic fields, as well as to provide a continuous on-site trail system for crosscountry training as part of Paul VI s track and field sports program. As noted above, parking lot landscaping is required by the Zoning Ordinance and FSM and will be shown at site plan stage of development.

92 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 9 of 11 The Zoning Ordinance and FSM also require landscaping along the perimeter of parking lots as well as within parking lots. Thus, the perimeter parking lot landscaping will be located between the parking lot and trial thereby providing separation between the adjacent parking lot and the proposed trial. Concept Development Plan Comments 1. Sheet 1 PD-GI Lot Requirements The calculations for the permitted lot coverage (0.45) is listed as 2, SF, which is the total SF of the property. The maximum lot coverage of 0.45 would be 1,340,776 SF. Response: See response to # 3 in the Statement of Justification section above. 2. Sheet 1 PD-GI Lot Requirements - As previously comments, the provided FAR and lot coverage of 795,500 SF does not match that shown on sheet 3 of the plan set nor the square feet provided for Phase 2 on page 3 of the SOJ. Further, 0.27 would be 804,466 SF. Response: See response to # 3 in the Statement of Justification section above. 3. Sheet 1 - Under the Modifications, update the building height increase from 45 to 65 instead of 50 to 65. Response: A modification granting an increase in building height from 45 to 50 was approved with ZMAP Therefore, the current zoning modification request requests an increase from the previously approved 50 maximum building height to Sheet 3 Development Tabulations A note on this sheet states the structures associated with athletic facilities are not included in development calculations. It is noted that at the time of site plan, all structures proposed on the property will be counted toward the lot coverage and/or the floor area ratio (FAR) calculations. Response: Acknowledged. 5. Sheet 3 The bullpen of the smaller lighted baseball/softball field is located within the building setback. Should this structure have a roof, it will meet the zoning ordinance definition of building and must be located outside of the building setback. Response: The Concept Plan has been revised to locate all structures outside the building setback. 6. Sheet 3 General Notes 4 Any use of the athletic fields not associated with a school sponsored activity must be incidental and subordinate to the principal use of private school.

93 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 10 of 11 Response: Acknowledged. The Applicant desires to make the school facilities and athletic fields available for use by public and non-profit organizations as permitted by the County. Proffers dated May 27, Update the proffer statement to list the application number of ZCPA Response: The Proffer Statement has been updated as requested. Proffer 4 This proffer is repetitive. The proffer should list the maximum square foot of development or be removed. Response: Proffer 4 has been deleted as requested. 2. Proffer 6.A. The method of measurement for the right-of-way necessary for Braddock Road has changed from the previous proffer. The proposed measurement is from the existing right-of-way while the previous proffer took the measurement from the centerline. Zoning staff defers to the Department of Transportation and Infrastructure for comment on the method of measurement as well as the necessary amount of feet needed for such right-of-way along Braddock Road. Response: Proffer 6.A is now Proffer 4.A. The Proffer has been revised to provide for dedication from the ultimate centerline of Braddock Road. 3. Proffer 6.B. Correct the wording of the proffer from tum to turn lane. Response: Proffer 6.B. is now Proffer 4.B. The Proffer has been revised as requested. 4. Proffer 6.C. Insert subject to VDOT approval at the end of the proffer. Response: Proffer 6.C. is now 4.D. The Proffer has been revised as requested. 5. Proffer 6.D. If now at this time, provide the actual amount for this contribution. Change the trigger for this proffer to prior to approval of the first zoning permit for this contribution. Response: Proffer 6.D. is now 4.E. The Proffer has been revised to address staff comments and to provide the current estimated cost of the cash-in-lieu payment based on the Loudoun County, Virginia Public Improvement Bond Unit Price and Bond Reduction Form 2010 (CPAP) costs. The Cost Estimate is attached to the revised Statement of Justification. See Attachment 1.

94 Paul VI Catholic High School SPEX ; SPEX and ZCPA ~Response to First Referral Comments~ July 15, 2016 Page 11 of Proffer 6.E. As the right-in/right-out entrance is solely for the use of this project, the entrance and deceleration lane should be bonded at the time of first site plan and constructed prior to the first occupancy permit for the property. Response: Proffer 6.E. is now 4.F. The Proffer has been revised as requested. 7. Proffer 6 It is noted the contribution for the signal at Braddock Road and Riding Center Drive has been removed with this proffer statement. Zoning staff defers to the Department of Transportation and Capital Infrastructure regarding the appropriateness of the removal of this proffer. Response: In December 2015, the Catholic Diocese of Arlington provided easements at no cost to the County for installation of a traffic signal at the existing Ridings Center Drive/Braddock Road intersection. The signal is currently under construction by Loudoun County and projected to be operational later this year. New Proffer 4.C. provides for construction of modifications to the signal to include the fourth leg of the signal at the western site entrance to the Property. Proffer 4.C. further provides for construction of the signal modifications prior to issuance of the occupancy permit for the high school building. 8. Proffer 7 The proposed trail should be bonded with the first site plan and constructed prior to the first occupancy for the property. Response: Proffer 7 is now Proffer 5. Proffer 5 has been revised as requested. 9. Proffer A. Fire and Rescue Contribution Change the trigger for this contribution to the first zoning permit in lieu of the first occupancy permit. Response: Proffer A has been changed to Proffer 6 and the trigger has been changed as requested. 10. An escalator clause should be added to the proffer statement. This clause may be added with the proffer that speaks to a monetary contribution, such as Proffer 6.D. or at the end of the proffer statement. Response: New Proffer 7. has been added to include Miscellaneous provisions, including an Escalation Clause. Transportation Comments and Recommendations (June 3, 2016) See enclosed Wells + Associates Response Memorandum dated July 15, 2016.

95 CATHOLIC DIOCESE OF ARLINGTON, VIRGINIA PROFFER STATEMENT ZCPA May 27, 2016 Revised July 15, 2016 Revised September 21, 2016 Pursuant to (i) Section (A) of the Code of Virginia (1950), as amended, and (ii) Section of the Revised 1993 Loudoun County Zoning Ordinance, as amended (the 1993 Loudoun Zoning Code ), and subject to the Loudoun County Board of Supervisors' (the "Board") approval of the zoning concept plan application ZCPA , as proposed, the Most Reverend Paul S. Loverde, Bishop of The Catholic Diocese of Arlington, Virginia (the "Owner" and "Applicant") for himself and his successors and assigns, hereby voluntarily proffers that development of Parcel 19 on Loudoun County Tax Assessment Map 106 PIN # (the "Property"), consisting of approximately 68.4 acres, shall be in accordance with the following proffered conditions. Upon approval of the requested zoning concept plan, these proffered conditions shall supersede all proffered conditions previously in effect with respect to the Property. 1. SUBSTANTIAL CONFORMITY. The Property shall be developed in substantial conformance with Sheets 1 and 3 of the Paul VI Catholic High School Zoning Concept Plan Amendment, ZCPA , concept development plan, dated March 22, 2016, as revised through September 14, 2016, consisting of four sheets, prepared by Dewberry Consultants, LLC (the Concept Plan ), as further set forth by these proffered conditions. 2. MODIFICATIONS. The Applicant shall have reasonable flexibility to modify the layout shown on the Concept Plan to accommodate final engineering, provided such changes are: (i) in substantial conformance with the approved Concept Plan and proffers; (ii) do not increase total permitted square footage; and (iii) do not decrease the minimum amount of open space or peripheral setbacks shown to be provided on the Property. The Applicant specifically retains the right to reorient and relocate the ballfields and athletic facilities, but solely within the area depicted on the Concept Plan. 3. USES. The Property shall be used only for education, religious assembly and related accessory uses including but not limited to auditoriums, parking of school buses, and recreation and athletic facilities/fields (lighted and unlighted) pursuant to Section (LL) of the 1993 Loudoun Zoning Code as a Private High School for more than 15 pupils and Section (F) of the 1993 Loudoun Zoning Code as a Church. Attachment 4 Page 1 of 6

96 4. TRANSPORTATION IMPROVEMENTS. The Applicant shall construct or bond for construction the following transportation improvements with its first phase of development, as depicted on the Concept Plan: A. Prior to the first site plan approval for the development of the Property, the Applicant shall dedicate and convey in fee simple to the Board of Supervisors sufficient right-of-way as required to provide for the construction of an additional two travel lanes along the Braddock Road frontage of the Property and turn lanes at the site entrances, as depicted on the Concept Plan. B. Prior to the first site plan approval for the development of the Property, the Applicant shall construct or bond for construction both a westbound leftturn lane and an eastbound right-tum lane into the western, primary, site entrance, subject to VDOT approval. The westbound left-turn lane and an eastbound right-tum lane shall be open to the public prior to issuance of the first occupancy permit for the high school building. C. Prior to issuance of the first occupancy permit for the high school building on the Property, the Applicant shall construct and install modifications to the existing Braddock Road/Riding Center Drive traffic signal including, but not limited to, adding signal heads, signage, loop detectors, pedestrian actuation, to provide for signalization of the western site entrance. D. Prior to issuance of the first occupancy permit for the high school building on the Property, the Applicant shall paint a pedestrian crosswalk across Braddock Road connecting the on-site trail (referenced below) to the existing trail/sidewalk located along the west side of Riding Center Drive to the north, subject to VDOT approval. E. Prior to issuance of the first occupancy permit for the high school building on the Property, the Applicant shall contribute to Loudoun County, or its designee, [$1,539,420.00], the agreed estimated cost of constructing the final two lanes of the planned four-lane Braddock Road along the full frontage of the Property in accordance with VDOT standards. For the purposes of determining this in-lieu-of contribution, construction costs shall be deemed to include all engineering, surveying, bonding, permit fees, utility relocation, and other hard costs of construction based the detailed cost estimate prepared by a professional engineer utilizing Loudoun County s current Public Improvement Bond Unit Price List and Bond Reduction Form (CPAP). Such in-lieu-of contribution shall be used to construct the final two lanes of the planned four-lane Braddock Road along the full frontage of the Property in accordance with VDOT standards. Page 2 of 6

97 F. Prior to issuance of the first site plan approval for the development of the Property the Applicant shall construct or bond for construction a second eastern right-in/right-out entrance into the Property from Braddock Road in accordance with Loudoun County and VDOT standards, in the location as generally shown on the Concept Plan. The second eastern rightin/right-out entrance into the Property shall be open to the public prior to issuance of the first occupancy permit for the high school building. 5. TRAIL. Prior to the site plan approval for the development of the Property, the Applicant shall bond for construction, a ten (10)-foot wide, asphalt trail within a public access easement located outside of the VDOT right-of-way fourteen (14) feet in width along the Braddock Road frontage of the Property, as depicted on the Concept Plan. The trail shall be constructed to Loudoun County standards prior to issuance of the occupancy permit for the high school building and shall be maintained by the Applicant. 6. FIRE AND RESCUE CONTRIBUTION. Prior to the issuance of the first building permit for the high school building, the Applicant shall make a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of Twenty-Two Cents ($0.22) per gross square foot of building space to be constructed which shall be payable to Loudoun County for distribution by Loudoun County to the volunteer fire and rescue companies providing service to the Property. The amount of such contribution shall be adjusted annually from the base year of 2016, and change effective each January 1 st thereafter, in accordance with changes to the Consumer Price Index, for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, U.S. Department of Labor, for the Washington- Baltimore, DC-MD-VA-WV Consolidated Metropolitan Statistical Area (the "CPI"). Contributions pursuant to this paragraph shall be divided equally between the fire and rescue companies providing services to the Property. Notwithstanding the foregoing, if at the time of the application for the occupancy 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 no contribution shall be provided by the Applicants. The intent of this proffer 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, then the contribution shall be halved and shall be provided to the remaining company. 7. TREE CONSERVATION AREA. Within the cumulative areas identified on Sheet 3 of the Concept Plan as Tree Conservation Area (the TCA ), the Applicant shall preserve healthy trees, provided, however, that trees within said TCA may be removed to the extent necessary for the construction of trails and storm water management facilities pursuant to the proffers and/or shown on the approved construction plans and profiles as lying within such TCA and for the construction of utilities necessary for development of the Property. A minimum of eighty (80) percent of the canopy within the TCA shall be preserved, exclusive of stands of Virginia Pine over 25 years in age. If preservation of eighty (80) percent of the canopy within the designated TCA cannot be achieved, such canopy deficit Page 3 of 6

98 shall be recaptured elsewhere on the Property in locations to be designated at the discretion of the Applicant in consultation with the Loudoun County Urban Forester. The boundaries of the TCAs shall be delineated on each site plan and construction plans and profiles for each section of the development. If, during construction on the Property, it is determined by the Applicant s certified arborist and/or the Loudoun County Urban Forester that any healthy tree located within the boundaries of any of the TCAs has been damaged during construction and will not survive, then, prior to bond release on any section of the Property containing or immediately adjacent to said TCA, the Applicant shall remove each such tree and replace each such tree with two (2) 2½ - 3 inch caliper native, non-invasive deciduous or evergreen trees, the type of tree being at the Applicant s option. The placement of the replacement trees shall be proximate to the area of each such damaged tree so removed, or in another area as requested by Loudoun County and agreed upon by the Applicant. The TCAs shall be protected by a Tree Conservation Easement granted to Loudoun County and recorded prior to approval of each site plan for the Property containing the TCA. Such deed shall include a provision that prohibits removal of trees in the TCA as shown on the site plan after construction has been completed by the Applicant without specific permission of the Loudoun County Urban Forester except as necessary to accommodate Forest Management Techniques, performed by or recommended by a professional forester or certified arborist, that are necessary to protect or enhance the viability of the canopy. Such Management Techniques may include, without limitation, pruning and removal of vines, invasive species, trees uprooted or damaged by extreme weather conditions, and trees or limbs that are diseased, insect infested, dead, or are considered a hazard to life or property. The site plan for each portion of the Property containing a TCA shall contain a note stating that the removal of trees within a TCA is prohibited except in accordance with the Deed of Easement for the Tree Conservation Area. 8. FLOODPLAIN MANAGEMENT BUFFER. The Applicant shall address the Floodplain Management Buffer ( Management Buffer ) as follows: The development of the Property shall be conducted in such a manner as to limit disturbance in the 50 Management Buffer ( Management Buffer ) as depicted on Sheet 3 of the Concept Plan. The Management Buffer shall be maintained in the general location depicted on Sheet 3 and uses/encroachments permitted within the Management Buffer shall be limited to: (i) the removal of non-native vegetation and replanting in areas designated on Sheet 3; (ii) the Approximate Storm Outfall depicted on Sheet 3; (iii) passive recreational uses; and (iv) utilities (such as, but not limited to waterline, storm sewer, sanitary sewer) necessary for development of the Property. Any such permitted encroachments into the Management Buffer shall be offset by replanting in areas designated Possible Reforestation Area on the Concept Plan in accordance with the provisions of Section of the Loudoun County Facilities Standards Manual. Page 4 of 6

99 9. STORMWATER MANAGEMENT. The Applicant shall provide a minimum of one (1) Low-Impact Development (LID) Best Management Practice installation, which may include, but not be limited to, water quality swales, bio-retention facilities, rain gardens, sheet flow to vegetated buffers, or any alternative LID practice acceptable to Loudoun County, as determined during site plan review and approval. The location of the LID installation shall be shown on the first site plan for the Property. 10. MISCELLANEOUS A. Successors and Assigns. These Proffers will bind and inure to the benefit of the Applicant and his successors and assigns. B. Dedications for Public Use. Any fee interest portion of the Project which may hereafter be dedicated for public street or other public purposes (or otherwise conveyed to a public entity) shall, upon such dedication, be excluded from the terms and conditions of these Proffers for so long as such portion of the Project is owned by such public entity, but the remainder of the Project shall continue to be subject to the full force and effect of these Proffers. C. Performance of Proffers Tied to Occupancy Permit. When any plat or plan submission, signal warrant analysis submission, or other impact study submission, bonding, dedication, conveyance, construction, completion of construction, opening of a facility or infrastructure to traffic or use, payment of cash, or any other act or activity required in these Proffers is required to be performed, submitted, recorded, paid, or completed prior to the issuance of an occupancy permit, the said occupancy permit shall not be issued until the Applicant has provided (i) written documentation from the Loudoun County Building and Development or Zoning Administration staff that the said payment, action, or other act or activity has been made, performed, or completed, or (ii) written documentation from Zoning Administration staff that the said payment, action, or other act or activity 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 Loudoun County as suitable confirmation of same. D. Severability. The several provisions of these Proffers shall be separable in accordance with the following rules: (i) If any court of competent jurisdiction shall adjudge any provision of these Proffers to be invalid, such judgment shall not affect any other provisions of these Proffers, unless in the opinion of the court the invalidation of such provision would nullify the mitigation of any substantial adverse impact of the rezoning, in which event the court may make such order as deemed appropriate to mitigate such impact. Page 5 of 6

100 (ii) If any court of competent jurisdiction shall adjudge invalid the application of any provision of these Proffers to a particular property, building or structure, such judgment shall not affect the application of said provision to any other property, building or structure The undersigned hereby warrants that all of the owners of a legal interest in the Property have signed this proffer statement, that he has full authority to bind the Property to these conditions, and that the proffers are entered into voluntarily. The Most Reverend Paul S. Loverde, Bishop of The Catholic Diocese of Arlington, Virginia COMMONWEALTH OF VIRGINIA COUNTY OFARLINGTON, to wit: I, the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that The Most Reverend Paul S. Loverde, Bishop of The Catholic Diocese of Arlington, Virginia, whose name is signed to the foregoing, has this day personally appeared before me and acknowledged the same to be his act and deed. GIVEN under my hand this day of, My Commission Expires: Registration No.: Notary Public Page 6 of 6

101 SPECIAL EXCEPTION SPEX SPECIAL EXCEPTION SPEX ZONING CONCEPT PLAN AMENDMENT ZCPA ZONING MODIFICATION ZMOD LOUDOUN COUNTY, VIRGINIA COVER SHEET DULLES ELECTION DISTRICT 1503 Edwards Ferry Road, Suite 200 Leesburg, Virginia Phone: Dewberry Consultants LLC R PAUL VI CATHOLIC HIGH SCHOOL N SCALE: 1"=1000' VICINITY MAP SITE TABULATION Adj. Non-Residential Max. Lot Coverage: Max. Building Height: Floor Area Ratio: Open Space: ZMOD PROVIDED 1 Acre 68.4± AC 75' Building 35' Parking 100' Building 50' Parking g 15' Building & Parking 0.45 (1,340,776 SF) 50' (Per ZMAP ).40 (1,191,801 SF) 10.5 AC (20% Buildable area) 75' 35' 100' 15' ((Modification Requested) q ) 15' ±0.12 (350,000 SF) 65' ±0.12 (350,000 SF) 10.5 AC Min. MODIFICATIONS SECTION 4-605(B)(2) ( )( ) - YARDS ADJACENT TO AGRICULTURAL AND RESIDENTIAL DISTRICTS REQUEST: - Reduce required parking setback from 50' to 30' along South-Western property line adjacent to Ticonderoga Farms Inc property - Reduce required parking setback from 50' to 15' along North-Western property line adjacent to Van Metre Homes at Whitman Farm LLC property SHEET INDEX OWNER/APPLICANT CATHOLIC DIOCESE OF ARLINGTON, VIRGINIA 200 NORTH GLEBE ROAD, SUITE 914 ARLINGTON, VIRGINIA COVER SHEET EXISTING CONDITIONS SPECIAL EXCEPTION PLAT BUILDING ELEVATIONS REVISION BLOCK 2nd REFERRAL COMMENTS SECTION 4-605(B)(2) ( )( ) - YARDS ADJACENT TO AGRICULTURAL AND RESIDENTIAL DISTRICTS APPROVED: Building setback reduced to 75' along south-east boundary (as shown on Sheet 3 of this SPEX application) 1st REFERRAL COMMENTS /14/ DEWBERRY CONDUCTED A WETLAND INVESTIGATION ON THE SUBJECT PROPERTY IN NOVEMBER A PRELIMINARY JURISDICTIONAL DETERMINATION HAS BEEN ISSUED BY THE U.S. ARMY CORPS OF ENGINEERS DURING, NOA PHASE 1 ARCHEOLOGY SURVEY WAS CONDUCTED BY THUNDERBIRD ARCHEOLOGY ASSOCIATES ON DECEMBER A TREE SURVEY WAS CONDUCTED BY WETLAND STUDIES & SOLUTIONS ON MARCH 2, SUBJECT PROPERTY IS LOCATED ENTIRELY WITHIN THE LDN 60 1-MILE BUFFER OF THE AIRPORT IMPACT OVERLAY DISTRICT. THERE ARE NO STEEP SLOPES LOCATED ON THE SUBJECT PROPERTY PER LOUDOUN COUNTY GIS DATABASE. THERE ARE NO EXISTING WELLS, DRAINFIELDS OR POLLUTION SOURCES ON THE SUBJECT PROPERTY PER LOUDOUN COUNTY GIS DATABASE. DCR DIVISION OF NATURAL HERITAGE STATED NEARBY NATURAL HERITAGE RESOURCES WILL NOT BE ADVERSELY IMPACTED BY THE PROJECT. REPORT DATED MARCH 3, RELOCATED EXISTING DISTRIBUTION LINES ALONG BRADDOCK ROAD SHALL REMAIN ABOVE GROUND. 06/24/ ZCPA ADDITION 2. THIS ZONING CONCEPT PLAN AMENDMENT AND SPECIAL EXCEPTION ARE FOR THE PARCEL IDENTIFIED ON THE LOUDOUN COUNTY PARCEL MAP AS PIN NUMBER: THE PROPERTY IS OWNED BY THE CATHOLIC DIOCESE OF ARLINGTON, VIRGINIA. THE ZONING CONCEPT PLAN AMENDMENT AMENDS THE CONCEPT PLAN FOR APPROVED ZMAP THE SPECIAL EXCEPTION IS FOR: - PRIVATE SCHOOL PER SECTION 4-604(LL) - SPEX CHURCH USE PER SECTION (F) - SPEX OF THE REVISED 1993 LOUDOUN COUNTY ZONING ORDINANCE. THE PROPERTY WAS REZONED TO PD-GI AS PART OF ZMAP APPLICABLE ZONING MODIFICATIONS ARE INCORPORATED INTO THE PLAN TABULATIONS. THE BOUNDARY INFORMATION SHOWN HEREON WAS TAKEN FROM A BOUNDARY SURVEY BY DEWBERRY DATED NOVEMBER 12, BASE DATA, INCLUDING TOPOGRAPHY, FROM AERIAL SURVEY BY QUANTUM SPATIAL FEBRUARY ADJACENT PROPERTY BOUNDARIES AND OWNER INFO FROM LOUDOUN COUNTY DATABASE. TRAFFIC IMPACT ANALYSIS COMPLETED BY WELLS & ASSOCIATES, MARCH 22, CHECKLIST COMMENTS ZMAP APPROVED MODIFICATIONS GENERAL NOTES 04/07/16 SECTION (E) ( ) - BUFFER YARD EXCEPTIONS ((ADJACENT TO LAND TO REMAIN UNDEVELOPED)) REQUEST: Waive buffer yard requirements adjacent to Open Space preserved per ZMAP ILLUSTRATIVE PLAN 05/10/16 SECTION 4-606(B) ( ) - BUILDING HEIGHT REQUEST: Increase maximum building height from 50' to 65' (50' building height previously approved with ZMAP ) N 1. LOUDOUN COUNTY, VIRGINIA REQUIRED Min. Lot Size: Min. Yards: Adj. to Roads (Major Collector Per Sec ) Adj. to Agricultural or Residential DULLES ELECTION DISTRICT PD-GI LOT REQUIREMENTS (SECTION 4-600) SPEX SPEX ZCPA ZMOD ± AC 68.4± AC PDGI PAUL IV CATHOLIC HIGH SCHOOL PIN#: TOTAL PARCEL AREA: SPECIAL EXCEPTION AREA: EXISTING ZONING: DRAWN BY: RTB CHECKED BY: WEF DATE: MARCH 22, 2016 SCALE: AS NOTED SHEET: 1 OF 4 FILE NO. M-1122-LC Attachment 5

102 EXISTING CONDITIONS PLAT Dewberry Consultants LLC 1503 Edwards Ferry Road, Suite 200 Leesburg, Virginia Phone: R POTENTIAL SPECIMEN TREES - PER WSSI TREE SURVEY 3/2/16 N GENERAL NOTES PAUL IV CATHOLIC HIGH SCHOOL 1. THE BOUNDARY INFORMATION SHOWN HEREON WAS TAKEN FROM A BOUNDARY SURVEY BY DEWBERRY DATED NOVEMBER 12, BASE DATA, INCLUDING TOPOGRAPHY, FROM AERIAL SURVEY BY QUANTUM SPATIAL FEBRUARY ADJACENT PROPERTY BOUNDARIES AND OWNER INFO FROM LOUDOUN COUNTY DATABASE. 4. DEWBERRY CONDUCTED A WETLAND INVESTIGATION ON THE SUBJECT PROPERTY IN NOVEMBER THE WETLANDS IDENTIFIED ON THE PROPERTY SHOULD BE CONSIDERED PRELIMINARY UNTIL CONFIRMED BY THE U.S. ARMY CORPS OF ENGINEERS DURING A JURISDICTIONAL DETERMINATION SITE VISIT. 5. A TREE SURVEY WAS CONDUCTED BY WETLAND STUDIES & SOLUTIONS ON MARCH 2, SPEX SPEX ZCPA ZMOD DULLES ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIA LEGEND WETLANDS MINOR FLOODPLAIN (PER LOUDOUN COUNTY GIS) EXISTING TREE COVER POTENTIAL SPECIMEN TREE REVISION BLOCK 04/07/16 CHECKLIST COMMENTS 05/10/16 ZCPA ADDITION 06/24/16 1st REFERRAL COMMENTS 09/14/16 2nd REFERRAL COMMENTS DRAWN BY: RTB CHECKED BY: WEF DATE: MARCH 22, 2016 SCALE: 1" = 100' SHEET: 2 OF 4 FILE NO. M-1122-LC

103 PHASE '2' 235,000 ±1, ,500 ±2,000 Church Use Square Footage N/A N/A - Church SF is inclusive of High School Building Footprint - Structures associated with athletic facilities are not included in development tabulations above but are included in total Lot Coverage and F.A.R. tabulations shown on Sheet Edwards Ferry Road, Suite 200 Leesburg, Virginia Phone: PHASE '1' High School Square Footage: Students: Dewberry Consultants LLC R DEVELOPMENT TABULATIONS PARKING TABULATIONS Loading spaces PHASE 1 ±2, PHASE 2 ±2, REQUIRED 850 PROPOSED REQUIRED PROPOSED - Phase 2 represents total maximum number of students and square feet of development - Per Section (F)(2) - 'High School' & 'Church' are non-concurrent uses and will share proposed parking - Loading space location to be determined at final engineering GENERAL NOTES st REFERRAL COMMENTS 2nd REFERRAL COMMENTS 09/14/16 WETLANDS 06/24/16 10' ASPHALT TRAIL TREE CONSERVATION AREAS REVISION BLOCK MINOR FLOODPLAIN (PER FPST ) ZCPA ADDITION NATURAL SURFACE TRAIL CHECKLIST COMMENTS BUILDING ENVELOPE 04/07/16 LEGEND 05/10/16 N 5. BUILDING ENVELOPE, PARKING LOTS, TRAVELWAYS, TRAILS, AND ATHLETIC FACILITIES ARE APPROXIMATE AND SUBJECT TO FINAL ENGINEERING WHICH SHALL MEET YARDS AND SETBACKS REQUIREMENTS AS DEFINED WITHIN THIS APPLICATION. 15' TYPE 2 BUFFER ALONG BRADDOCK ROAD FRONTAGE IS ALIGNED BEHIND PROPOSED ASPHALT TRAIL, AND MAY BE LOCATED IN-BETWEEN STORMWATER FACILITY AND PARKING LOT ALONG NORTH-WESTERN QUADRANT; SUBJECT TO FINAL ENGINEERING. STORMWATER MANAGEMENT, BMP'S AND ASSOCIATED GRADING SHALL BE ALLOWED WITHIN THE 50' MANAGEMENT BUFFER. APPLICANT RESERVES THE RIGHT TO RENT OR LEASE INDOOR & OUTDOOR CAMPUS FACILITIES TO PUBLIC AND PRIVATE USERS. FLOODPLAIN ALTERATION STUDY FPST CURRENTLY UNDER REVIEW BY LOUDOUN COUNTY. LOUDOUN COUNTY, VIRGINIA Person Capacity DULLES ELECTION DISTRICT CHURCH (PLACES OF WORSHIP) =.25/PERSON CAPACITY SPEX SPEX ZCPA ZMOD PHASE 2 ±125 ±1, REQUIRED 850 PROPOSED PAUL IV CATHOLIC HIGH SCHOOL PHASE 1 ±75 ± SPECIAL EXCEPTION PLAT AND CONCEPT DEVELOPMENT PLAN HIGH SCHOOL = 1/CLASSROOM +.2/STUDENT OF DRIVING AGE Classrooms Students of Driving Age DRAWN BY: RTB CHECKED BY: WEF DATE: MARCH 22, 2016 REFORESTATION AREAS SCALE: 1" = 100' SHEET: 3 OF 4 FILE NO. M-1122-LC

104 REVISION BLOCK 04/07/16 CHECKLIST COMMENTS 05/10/16 ZCPA ADDITION 06/24/16 1st REFERRAL COMMENTS 09/14/16 2nd REFERRAL COMMENTS PAUL IV CATHOLIC HIGH SCHOOL SPEX SPEX ZCPA ZMOD DULLES ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIA BUILDING ELEVATIONS Dewberry Consultants LLC 1503 Edwards Ferry Road, Suite 200 Leesburg, Virginia Phone: R ILLUSTRATIVE ELEVATION BUILDING HEIGHT EXHIBIT TOWER GENERAL NOTES 1. ELEVATIONS ARE PRESENTED TO ILLUSTRATE THE METHODOLOGY FOR CALCULATING MAXIMUM PERMITTED BUILDING HEIGHT. THE ARCHITECTURE SHOWN ON THE ELEVATION IS ILLUSTRATIVE AND MAY CHANGE AT BUILDING PERMIT STAGE OF DEVELOPMENT. 2. PURSUANT TO ZONING ORDINANCE SECTION 1-103(D)(2), THE HEIGHT OF THE TOWER MAY EXCEED 65 FEET. DRAWN BY: RTB CHECKED BY: WEF DATE: MARCH 22, 2016 SCALE: AS NOTED SHEET: 4 OF 4 FILE NO. M-1122-LC