BOARD OF SUPERVISORS PUBLIC HEARING

DEPARTMENT OF PLANNING Date of Hearing: AND ZONING STAFF REPORT #17 BOARD OF SUPERVISORS PUBLIC HEARING SUBJECT: ELECTION DISTRICT: ZMAP 2006-0026 Lambert Property Dulles CRITICAL ACTION DATE: STAFF CONTACTS: APPLICANT: Marchant Schneider, Project Manager, Planning and Zoning Ricky Barker, AICP, Director, Planning and Zoning Dave Rettew; Ryland Group, LLC PURPOSE: A Zoning Map Amendment (ZMAP) application to rezone 190.06 acres within the Transition Policy Area, south of Braddock Road and west of Bull Run Post Office Road, from the TR3-LF (Transitional Residential-3) and TR3-LBR (Transitional Residential-3) zoning districts to the TR1-LF (Transitional Residential-1) in order to develop up to 206 single-family detached dwelling units at a density of 1.08 dwelling units per acre. RECOMMENDATIONS: At its June 2, 2015 worksession, the Planning Commission voted 5-3-1 (Ruedisueli, Salmon, Scheel opposed; Ryan absent) to forward the application to the Board of Supervisors (Board) with a recommendation of approval based on the enclosed Findings. A summary of the Commission discussion is included on Page 3 of this report. Staff does not support the application. The proposal is inconsistent with the County s land use policies regarding residential development patterns within the Transition Policy Area. The County s Capital Needs Assessment (CNA) and recent investment in transportation infrastructure anticipate the property developing consistent with the residential cluster option permitted by the current TR3-LF and TR3-LBR zoning of the property (75 units). Additional issues regarding compatibility and transportation impacts are summarized for Board consideration and direction on Page 8 of this report. Review of the concept development plan and proffers by the County Attorney s office is pending. The applications will not be ready for action by the Board until the documents are approved to legal form. An update will be provided at the public hearing. CONTENTS OF THIS STAFF REPORT Section Page Section Page Section Page Motions 2 Outstanding Issues 8 Capital Impact 15 Application Information 2 Policy Analysis 10 Utilities/Public Safety 16 PC Review 3 Land Use 10 Zoning Analysis 17 Findings 3 Compatibility 11 Attachments 17 Context 4 Environmental/Heritage 13 Proposal 6 Transportation 13

Page 2 SUGGESTED MOTIONS: 1. I move that the Board of Supervisors forward ZMAP 2006-0026, Lambert Property, to the September 2, 2015, Board of Supervisors Business Meeting for action. (A timeline extension from the Applicant will be necessary). OR 2. I move that the Board of Supervisors forward ZMAP 2006-0026, Lambert Property, to the Transportation and Land Use Committee for further discussion. (A timeline extension from the Applicant will be necessary). OR 3. I move an alternate motion. I. APPLICATION INFORMATION APPLICANT Ryland Group, LLC Dave Rettew 703-502-5200 drettew@ryland.com REPRESENTATIVE Bowman Consulting Group, Ltd. Patrick Quante, P.E. 703-443-2400 PQuante@bowmanconsulting.com REQUEST An application to rezone approximately 190.06 acres from the from TR3-LF (Transitional Residential-3) and TR3-LBR (Transitional Residential-3) zoning districts under the Revised 1993 Zoning Ordinance to the TR1-LF (Transitional Residential-1) under Revised 1993 Zoning Ordinance in order to develop up to 206 single-family detached dwelling units at a density of up to 1.08 dwellings units per acre. PARCELS/ACREAGE PIN TAX MAP NUMBER ACRES ADDRESS 168-19-6592 106////////39/ 121.34 N/A 168-40-6630 106////////43/ 44.16 26479 Bull Run Post Office Road, Centreville, Virginia 130-15-3346 106////////44/ 24.56 26331 Bull Run Post Office Road, Centreville, Virginia ACCEPTANCE DATE Reactivated August 11, 2014 ZONING ORDINANCE Revised 1993 LOCATION South of Braddock Road (Route 620), on the west side of Bull Run Post Office Road (Route 621), and east of Ticonderoga Road (Route 613) EXISTING ZONING TR-3LF (Transitional Residential-3) TR-3LBR (Transitional Residential-3) AI (Airport Impact) Overlay District (within one mile of Ldn 60 contour) FOD (Floodplain Overlay District)

Page 3 POLICY AREA Transition Policy Area (Lower Foley and Lower Bull Run Subareas) PLANNED LAND USE Residential development at densities up to 2 dwelling units per acre in a Countryside Village (Lower Foley Subarea), up to 1 dwelling unit per 3 acres in a Rural Village (Lower Bull Run Subarea), or up to 3 dwelling units per acre in the Lower Foley Subarea with density transfer from the Lower Bull Run Subarea, and 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 The Planning Commission held a public hearing on May 19, 2015. No members of the public addressed the Commission regarding the application. Commissioners considered land use policies applicable to the requested residential density and existing developments in the vicinity of the property. Commissioners also directed Staff and the Applicant to work on proffer language that would have the Applicant construct Bull Run Post Office Road to a GS-3 section north of the site to Braddock Road if the County was able to acquire the necessary right of way. At the conclusion of their discussion, the Commission voted 6-0-3 (Douglas, Ryan, Salmon absent) to forward the application to a work session for further discussion of existing and proposed road improvements in the area and review of the requested proffer language. The Commission further reviewed the application on June 2, 2015. The Chairman polled the Commission on issues identified by Staff in the May 19 Public Hearing Staff Report regarding land use, compatibility, transportation, and capital impact. Several Commissioners argued against the proposal relative to the residential options planned for the area and traffic impact in light of existing and proposed road infrastructure. Others concluded the proposed density provided an appropriate transition of residential density and that amended transportation proffers and the proffered public use site would benefit the community. The Commission voted (5-3-1, Ruedisueli, Salmon, Scheel opposed; Ryan absent) to forward the application to the Board with a recommendation of approval. Findings in support of the Commission s recommendation are listed below. Staff reports and associated attachments for the hearings and workessions preceding this report can be viewed online on the Loudoun Online Land Applications System (LOLA) at www.loudoun.gov/lola, search ZMAP-2006-0026. III. PLANNING COMMISSION FINDINGS FOR APPROVAL 1. The proposed zoning application is compatible with existing and proposed development in proximity to the subject property and will transition suburban residential densities to the north with lower densities to the Southwest. 2. The proposed zoning application will provide much needed single-family detached dwelling units and appropriate recreational and/or educational facilities.

Page 4 3. The proposal is in accordance with the Revised 1993 Zoning Ordinance. 4. The rezoning application proffers improvement to an existing road network which will assist in the implementation of the Revised Countywide Transportation Plan. 5. The application preserves appropriate environmental resources on the property. The proposal will minimize impacts on state water, wetlands, and the structural capacity of soils. 6. The rezoning application retains 50% Open Space. IV. CONTEXT Location / Site Access The 190.06-acre, three parcel assemblage is located on the west side of Route 621 / Bull Run Post Office Road (BRPO) approximately one-half mile south of Braddock Road. The subject property is generally bounded to the north by an unnamed tributary to Elklick Run, to the west by Ticonderoga Farms, to the south by Buffalo Run Lane and an unnamed tributary to Bull Run. The subject parcels are currently accessed via unimproved entrances from Route 621 / BRPO, an unpaved rural road. Existing Conditions Parcels north and south of the tributary to Elklick Run include single-family homes and various outbuildings associated with farming on the property. The southernmost parcel is undeveloped. A 6.3-acre outparcel within it contains a residence and landscaping contractor. A historic cemetery is located within the northernmost parcel. The property is partially wooded across varying elevations. Areas of minor and major floodplain are present along Elklick Run and its unnamed tributaries. An unnamed tributary to Bull Run also exists along the southern edge of the property. Isolated wetlands are scattered throughout the property. Two ponds exist near the center of the site. The subject parcels are located partially within the AI (Airport Impact) Overlay District and within one (1) mile of the Ldn 60 aircraft noise contour associated with Dulles International Airport. Surrounding Properties Existing developments in proximity to the site include South Riding to the north, Dawson s Corner (ZMAP 2004-0022) and Cedar Crest (SBPL 2001-0008) to the south, and Ticonderoga Farm to the west and north. Bull Run Quarry is located to the south, within a mile of the property. Lunsford Middle School and Cardinal Ridge Elementary School are located further north along Braddock Road. Background County records indicate a preliminary subdivision plat was approved for the property on August 22, 2011 (SBPL-2011-0013). Under the by-right scenario, a total of 75 units (63 units + 12 density bonus units for 2 ADUs) could be developed on the property. The subdivision plat also includes required open space for the respective districts (minimum 50% for TR3-LF, 70% for TR3-LBR) and Bull Run Post Office Road right-of-way dedication. Construction plans for 45 of the 75 proposed lots were approved

Page 5 on October 11, 2013 (CPAP-2013-0011, Lambert Property Section 3). A record plat for the same lots is under review (SBRD-2013-0058). Figure 1. Vicinity Map Directions - From Leesburg, take Route 15 south to east Route 50 (Gilberts Corner). Turn south on Gum Springs Road (Route 659) to east Braddock Road. Turn south on Bull Run Post Office Road. The property is located on the west side of Bull Run Post Office Road.

Page 6 Previous ZMAP Review and Recommendations The ZMAP application was initially accepted for processing in 2007 and proposed to rezone the property to the PD-H3 (Planned Development Housing) zoning district to allow up to 370 single-family attached and detached dwelling units. The Planning Commission (Commission) held a public hearing on November 19, 2007, and later forwarded the application to the Board of Supervisors (Board) with a recommendation of approval. The Applicant deferred a Board public hearing until May 9, 2011. The ZMAP application heard by the Board proposed 335 single-family detached and attached units (overall density of 1.78 du / acre), 40,000 square feet of day care and commercial retail uses, a 9.5 acre community center / active recreation site, and 23-acre public use site. Staff did not support the amended application, noting the size and physical constraints of the site and limited mix precluded use of the Countryside Village option, the only option which would justify the proposed residential density. The Board Transportation and Land Use Committee (TLUC) discussed the applications twice following the public hearing and on September 21, 2010, forwarded the application to the Board with a recommendation of denial. The Board accepted a request by the Applicant to suspend the County s review of the ZMAP and deem the application inactive on December 6, 2011. The Board moved as part of its motion that the County require the Applicant to comply with current County policies and regulation at the time the ZMAP was reactivated. On July 3, 2014, the Applicant requested to reactivate the rezoning. Revised materials were accepted for review on August 11, 2014. Bull Run Post Office Road The Board adopted FY2014 FY 2019 Secondary Road Six Year Plan includes improvements to the existing unpaved segment of Bull Run Post Office Road between Braddock Road and Cedar Ridge Boulevard. On September 3, 2014, the Board adopted a Resolution designating the segment a Rural Rustic Road and further requested that VDOT pave the road within the existing ROW and ditch-lines. The paving project is anticipated to be completed by VDOT during the 2015 construction season. Community Meetings / Public Comment Staff is not aware any of community meetings and has not received any inquiries regarding the reactivated application. No public comments specific to the application have been posted on LOLA. V. PROPOSAL The ZMAP application proposes to rezone 190.06 acres of south of Braddock Road between Ticonderoga Farm and the western boundary of Fairfax County from the TR-3LF and TR3-LBR zoning districts to the TR-1 zoning district to permit up to 206 single-family detached units estimated to generate 158 school-age children. The proposed district is divided into two landbays separated by a tributary to Elklick Run. The Applicant suggests a proffered public use site north of Elklick Run (Landbay A) could be used, with addition

Page 7 of adjacent land, for a high school site to complete the school cluster north of the property. The Applicant further states the design of the residential land bay south of Elklick Run (Landbay B) will transition Suburban residential densities within South Riding to lower densities within Dawson s Corner and Marbury. TR-1 Zoning District Figure 2. Illustrative Plan ZMAP 2006-0026 Landbay A proposes a 24.58 acre public use site to be used at the County s discretion as a public school site or public park. A $1 million cash contribution is proffered to assist in the construction of improvements on the public site. Floodplain and stream corridor resources within the Landbay reduce developable acreage to approximately 15.71 acres. A historic cemetery is also present on the site. Landbay B proposes 206 single-family detached units served by public and private streets surrounding a 6.3-acre outparcel. Separate open space, town green, and open play areas are proposed to include two tots lots and designated neighborhood park. Additional areas of open space are provided through a combination of tree conservation areas, stormwater ponds, perimeter screening, and common areas between clustered units.

Page 8 Proposed cash contributions associated with the proposed units are summarized in Table 1 below. Transportation / Pedestrian Improvements The Applicant has proffered phased construction of a paved two-lane Bull Run Post Office Road and 10 wide multi-purpose trail along the frontage of the property. Additional right-of-way (30 feet) is proffered to be reserved to accommodate construction of a future segment Loudoun County Parkway. The project will also accommodate future interparcel access points to properties west and south of the property. Sidewalks (5 foot wide) and multi-use trails (6 foot wide) are proposed within the development. Separate regional road and transit contributions are summarized in Table 1 below. Table 1. Summary of Proffered Cash Contributions. Proffered Contribution Amount Total Capital Facilities $10,109 / unit $2,082,464* Unmet Housing Needs $1,893 / unit $389,793 Fire & Rescue $120 / unit $24,720 Regional Transportation Contribution $5,000 / unit $1,030,000 Transit / Additional Transportation Contribution** $625 / unit $128,750 Public Use Site Improvements $1,000,000 (one-time) $1,000,000 Total Proffered Contributions $4,655,727 *Applicant proposes to credit the land value of the proffered Public Use Site (estimated by the Applicant as $3,250,000) from the anticipated capital facilities contribution. See Capital Impact analysis below. **Payment only upon alternate improvement options to Bull Run Post Office Road. See Transportation Analysis below. VI. OUTSTANDING ISSUES The proposed TR-1 zoning district introduces residential density and development pattern not anticipated within the Lower Foley subarea. The County s budgetary plans have not anticipated the increased population growth proposed by the application. Staff has identified issues for Board consideration and direction specific to the proposal s inconsistency with the County s land use policies, traffic impact, and precedence for future development. The issues are further analyzed under Policy Analysis and the attached referral comments. 1. Land Use. The requested residential density and zoning district are inconsistent with the planned densities and development patterns envisioned for the Lower Foley Subarea and anticipated by the existing zoning of the property. The size and physical constraints of the property hinder the ability of the project to achieve the design objectives and full complement of uses that would justify a density above residential cluster options otherwise considered appropriate and

Page 9 reasonable within Lower Foley and Lower Bull Run subareas and permitted by the current TR3-LF and TR3-LBR zoning of the property (between 75 and 87 units) 1. The recent influx of residential rezoning proposals for increased densities in the Transition Policy Area (TPA) threatens to forego the purpose of the TPA to provide a density transition between the Rural and Suburban Policy Areas and to conserve the extensive Green Infrastructure resources present on the subject site and throughout the TPA. Staff recommends that any consideration of approving increased density within the TPA fully contemplate the potential long-term implications that such an approval could have upon the character of the TPA, particularly the undeveloped areas within the Lower Foley subarea east and west of the property. The Applicant states prior land use decisions, investment in utility infrastructure, and increased job growth justify the proposed ZMAP application. The Applicant further states the proposal will transition densities between suburban densities within South Riding and the planned Dawson s Corner and Marbury communities. 2. Compatibility. The proposed TR-1 zoning district is dissimilar to the TR-3 zoning of adjacent undeveloped properties within the Lower Foley Subarea in which the majority of the property is located. The existing zoning classifications provide reasonable use of the property as demonstrated by subdivision plans for byright development on the subject property and adjacent parcels 2. If the requested ZMAP is approved, applications for similar proposals of a design and density not envisioned by the Revised General Plan (RGP) within the Lower Foley subarea are a likely possibility for those undeveloped lands east and west of BRPO at a significant fiscal and environmental cost to the County. The Applicant states the existing and proposed zoning districts are compatible in permitted uses, both require clustering and open space, and no minimum lot size is required in either district. 3. Transportation. Pending improvements to BRPO under the VDOT Rural Rustic Road Program are intended to serve permitted densities under existing zoning. Proffered transportation improvements do not fully mitigate the traffic impact of the project. Daily trips generated by the development (2,042 ADT) will exceed the maximum daily trip threshold for which Rural Rustic Road improvements to BRPO are designed to serve (1,500 ADT). DTCI Staff has recommended the Applicant commit to construct BRPO to a VDOT rural collector road (GS-3) standard between Braddock Road and Cedar Crest Boulevard in-lieu of a $5,000 per unit regional road contribution in order to mitigate the traffic impact of the development and address existing road conditions. DTCI Staff further recommends BRPO improvements from BRPO to the subject property be in place prior to the first residential occupancy permit. The Applicant states previous attempts to acquire the additional right-of-way necessary to construct BRPO to a GS-3 standard between the property and ES-21 to the north 1 Current split zoning of the property would yield up to 63 units (75 with ADUs) or 87 total units when rezoned to a density consistent with corresponding planned Lower Foley and Lower Bull Run subarea densities. In the Lower Foley subarea, up to two dwelling units per acre can be developed under the Countryside Village option. 2 SBPL-2011-0013, Lambert Property, approved 75 SFD units on the 190 acre subject property. SBPL- 2014-0008, Reserve at Holly Springs, proposes 37 SFD on 114 acres south and east of the subject property.

Page 10 have been unsuccessful. The Applicant has proffered to either: a) construct the offsite portion of BRPO should the Board of Supervisors elect to acquire additional rightof-way necessary to complete the GS-3 standard; or b) improve pavement capacity of a rural rustic road improvement and pay the regional road contribution. Either option would not be required to be completed until the 75 th zoning permit (permitted density under existing zoning). Staff does not support a proffer that relies on the Board to facilitate mitigation of the traffic impact or otherwise accept a road improvement less than the full GS-3 standard. 4. Capital Impact. The Capital Needs Assessment and the County s investment in transportation infrastructure anticipate the area developing consistent with the residential cluster option permitted by the existing zoning designations of the subject property. The proposed TR-1 zoning district represents a significant increase in density and capital costs not contemplated for the area. Development of the property in excess of the planned density will generate unanticipated demands on County services and infrastructure not mitigated by the proffered capital facilities contribution. Road improvements necessary to support the ZMAP application undermine the County s allocation of transportation monies to improve Bull Run Post Office Road, a decision based on planned low-density development in the area. VII. POLICY ANALYSIS ZONING MAP AMENDMENT Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section 6-1210(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. A. LAND USE ZO 6-1210(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. Analysis The property is located within the Lower Foley (156 acres) and Lower Bull Run (36 acres) subareas of the Transition Policy Area (TPA). County policies do not support the requested density and development pattern within the Lower Foley subarea. This subarea is planned for residential densities of 1 dwelling unit per 3 acres commensurate with the existing TR3-LF and TR3-LBR zoning of the property. Up to two dwelling units per acre can be developed using the Countryside Village option; however, the size and physical constraints of the property hinder the ability of the project to achieve the design objectives and full complement of uses that would justify a density above existing residential cluster options. Rezonings up to 1 dwelling per acre will be considered for the northern portion of the Lower Bull Run subarea outside the Quarry Notification Overlay district. Planned densities (1 du / 3 acres for Lower Foley and 1 du / acre for Lower Bull Run) would support a maximum of 87 units on the property. As

Page 11 demonstrated by an approved subdivision plat for the property, the existing TR-3 zoning districts would yield up to 75 SFD units (63 SFD units + 12 units with ADU bonus). The proposed 206 units are twice the number of units planned for the property and close to three times the number of units permitted by the current zoning of the property. The Applicant states prior land use decisions, investment in utility infrastructure, and increased job growth justify the proposed ZMAP application. As noted above, any consideration of approving increased density within the TPA should fully contemplate the potential long-term implications that such an approval could have upon the character of the TPA. The densities in the TPA were established to provide a visual and spatial transition between the suburban and rural policy areas and to protect the drinking water resources and conserve the extensive environmental features on the subject property and throughout the TPA. There has been a recent influx of residential rezonings to increase densities in the TPA. The recent influx threatens to forego the purpose of the TPA to provide a density transition between the Rural and Suburban Policy Areas and to protect the drinking and water resources and environmental features. The Applicant further states the proposal will transition densities between suburban densities within South Riding and the planned Dawson s Corner and Marbury communities. Staff acknowledges Dawson s Corner interrupts the transition of planned and zoned densities north and south of the development; however, the location of the development within the Lower Bull Run Subarea and its litigated density that is based, in part, on its proximity to Bull Run Quarry, distinguish the development from the proposed project. Staff also notes Dawson s Corner is developed with 224 units on 225 acres. The Applicant proposes to develop up to 206 units on 190 acres. B. COMPATIBILITY ZO 6-1210(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. Analysis The proposed TR-1 zoning district is dissimilar to the TR-3 zoning of adjacent undeveloped properties within the Lower Foley Subarea in which the majority of the property is located (see Figure 3). A significant portion of the Lower Foley and Lower Bull Run subareas have been built out by means of by-right residential subdivisions, residential rezonings, and the Bull Run quarry. These developments have in large part met the residential densities and mix of uses envisioned by RGP as 1 du / 3 acres or 1 du / acre (examples include Dawson s Corner, Marbury, and Clarke Assemblage). Up to 2.39 du / acre has been approved through use of the Countryside Village option (Seven Hills). The remaining undeveloped properties are predominately located between the County s shared boundary with Fairfax County and Gum Spring Road Route 659. Ticonderoga Farms encompasses most of the undeveloped property west of BRPO, north and west of the subject property (approximately 1000 acres). There are multiple property owners controlling the balance of undeveloped land east of BRPO. If the requested residential density is approved and BRPO is improved, applications for similar proposals of a design and density not envisioned by the RGP are a likely possibility for those undeveloped lands east and west of BRPO. It is noted, however, that such proposals, as

Page 12 with the subject application, would require Board of Supervisors approval (i.e. a ZMAP application). As noted above, the Applicant states the existing and proposed zoning districts are compatible in permitted uses, both require clustering and open space, and no minimum lot size is required in either district. The Applicant has agreed to provide a noise impact study to determine the need for any additional buffering or other noise attenuation to address traffic noise associated with BPRO and future construction of Loudoun County Parkway. Figure 3. Existing Zoning

Page 13 \C. ENVIRONMENTAL AND HERITAGE RESOURCES ZO 6-1210(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. Analysis The applications will impact existing forest cover, open space, stream corridor resources, and wetlands. Opportunities to retain these elements are limited due to the number of units proposed, size and configuration of the site, and an existing outparcel within the southern portion of the property. Conservation of existing forest cover (13.7 acres) is limited to the southern portion of the property. The Applicant was asked and agreed to delineate open space areas intended to meet County policy (minimum 50% within Lower Foley, 70% in Lower Bull Run) as well as reforest onsite stream corridor resources (tributaries to Elklick Run and Bull Run) impacted by the development. The Applicant also provided additional details regarding the function, size, and type of the various active and passive recreation areas proposed. The Applicant has separately proffered to delineate and protect an historic cemetery identified within Landbay A. Construction fencing will be used to delineate the site during land disturbance. A permanent perimeter metal fence will be installed should the County request one be installed following removal of the construction fencing. No other scenic, archeological, or historic features of significant importance were identified. D. TRANSPORTATION ZO 6-1210(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]. Analysis As shown in Table 2 below, the 206 single-family units proposed by the ZMAP will generate 100 more trips in the AM peak hour, 132 trips in the PM peak hour, and 1,355 more daily trips to the roadway network than trips generated by the by-right development of the property (63 single-family units). Traffic generated by the ZMAP will require Bull Run Post Office Road (BPRO) to be improved to a rural collector road between Braddock Road and Cedar Crest Boulevard and will require additional right-ofway outside the existing 30 foot prescriptive easement between the subject property and ES-1 to the north and Cedar Crest Boulevard to the south. Improvements to BPRO to a Rural Rustic Road (RRR) standard later this year are limited to paving and minimal shoulder improvements within the existing easement and will not be constructed to a standard capable of handling the number of increased trips anticipated by the ZMAP. As such, Staff has recommended the Applicant forego a proffered regional road contribution and construct BPRO to the rural collector standard and extend the segment to the property prior to the first residential occupancy permit. Proffered transportation improvements property are described in Table 3 below. The Applicant states previous attempts to acquire the additional right-of-way necessary to construct BRPO to a GS-3 standard between the property and ES-21 to the north have been unsuccessful. Two options to address the issue are described in the Table. Either

Page 14 option would not be required to be completed until the 75 th zoning permit. As noted above, Staff does not support a proffer that relies on the Board to facilitate mitigation of the traffic impact or otherwise accept a road improvement less than the full GS-3 standard. Land Use Proposed Use Single-Family Detached Residential Approved Use Single-Family Detached Residential ITE Code Table 2. Trip Generation Comparison. Size 210 206 DU Weekday AM Peak Hour Weekday PM Peak Hour In Out Total In Out Total 39 115 154 127 74 201 Weekday Total (ADT) 2,042 210 63 DU 14 40 54 43 26 69 687 Difference (Proposed Approved) +25 +75 +100 +84 +48 +132 +1,355 Table 3. Proposed Transportation Improvements and Contributions. Proffered Improvement or Contribution Trigger Proffer Bull Run Post Office Road (BRPO). Dedicate / acquire ROW and easements for three phase construction. Option to construct or improve off-site segment of BRPO north to site entrance to Cardinal Ridge Elementary School. Construct and open to traffic two lane paved section of Route 621 / BRPO with turn lanes and adequate transitions along property frontage to include 10 wide multi-purpose trail. Future Loudoun County Parkway. Reserve additional thirty feet of ROW along BRPO frontage In-Lieu Payment. Cash payment in-lieu of construction of BRPO improvements Phase I (up to 76 units). Either a) Construct off-site segment as GS- 3 if ROW made available by BOS or b) increase pavement capacity of rural rustic road improvement to BRPO. Phase II (76-150 units). Prior to 75 th unit, construct segment and 10 trial between northern edge of Landbay A and northern site access within Landbay B. Phase III (151-206 units). Prior to 150 th unit, construct segment and 10 trail between northern site access within Landbay B and southernmost entrance to property within Landbay B prior to 150 th residential zoning permit. Recordation of first record plat for the property. At the time specified in the applicable proffer for construction or bonding of improvement. III.A. III.B. III.C. III.E. III.F.

Page 15 Regional Transportation Contribution. $5,000 per unit contribution if Applicant improves off-site rural rustic road section of BRPO, to be used for public transportation improvements within five miles of the property. Transit Fund. $625 per unit contribution to be used for public transportation services and/or regional road improvements within the Dulles Planning Subarea. Prior to zoning permit approval for each residential unit Prior to zoning permit approval for each residential unit. III.C. III.G. E. CAPITAL IMPACTS ZO 6-1210(E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services. Analysis County revenues required to pay the capital and operational costs for the full range of public services necessary to support the additional population growth generated by the ZMAP have not been projected into the County s budgetary plans. The projected capital impact of the development and the Applicant s proffered contributions are described in Table 4. Anticipated capital facility contributions do not account for increased capital and operational costs incurred by the County resulting from expansions of existing capital facilities and/or new facilities necessary to support additional residential development. Pressure to increase densities of undeveloped lands east and west of BRPO could result in significant increased fiscal costs to the County not otherwise mitigated by capital facilities contributions. A credit against the anticipated capital facilities contribution is requested for the proffered public use site in Landbay A. Staff continues to evaluate the Applicant s appraisal used to determine the credit value. DTCI Staff has determined the site will meet the capital facility standard for a Neighborhood Park and potentially fulfill the need for six neighborhood parks planned for the Dulles Planning Subarea by FY 2030. LCPS Staff has stated the site is not necessary to meet current school projections. Feasibility of the site for a public school was not determined. Table 4. Capital Cost Analysis. Residential Units Proposed Residential Units by Type: Single-Family Detached 206 Affordable Dwelling (ADU) 0 Total 206 Number of allowable Residential Units By-Right: 63 Capital Facilities Impacts* $7,665,649.34

Page 16 Public School Impacts Units Elementary School (Cardinal Ridge) Middle School (Mercer) High School (John Champe) Total Students Generated by Proposal Annual Operating Costs Estimated Capital Costs 206 SFD 76 36 46 158 $1,926,810 $7,411,052 Anticipated Capital Facilities Proffer (206 SFD residential units x Capital Intensity Factor (CIF) of $37,211.89) (63 Base Density Units x CIF of $37,211.89) = $5,332,464 $5,332,464 Requested Capital Facility Credit 24.58 Acre Public Use Site (Appraised Value)** $3,250,000 Difference Between Anticipated Capital Facilities Proffer and Requested Capital Facility Credit $2,082,464 Adjusted Capital Facilities Contribution $10,109.05 / residential unit $2,082,464 Public Use Site Contribution $1,000,000 (one-time payment) $1,000,000 Unmet Housing Needs $1,893.00 / residential unit $389,793 Regional Transportation Contribution*** $5,000 / residential unit Transit / Regional Road $1,030,000 Transit Contribution $625 / residential unit $128,750 Fire and Rescue Contribution $120 / residential unit $24,720 *Public schools, parks, libraries, mental health services, etc. **Appraisal value to evaluated against Proffered Land Sites Valuation Credit Methodology ***Payment only upon alternate improvement options to Bull Run Post Office Road F. PUBLIC UTILITIES/PUBLIC SAFETY ZO 6-1210(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]. Analysis The following table below summarizes how this application addresses public utilities, fire and rescue services, fire and rescue contributions, and public safety.

Page 17 Table 5. Public Utilities and Public Safety. Water and Sewer the property is to be developed using public water and sewer at no cost to the County or Loudoun Water. Fire & Rescue Service Approximate response time 5 minutes, 40 seconds Fire & Rescue Contribution The Applicant agrees to make a one-time Fire and Rescue contribution of $120 per residential unit to be distributed equally to the primary volunteer fire and rescue companies providing service to the property. The contribution exceeds the adopted fire and rescue policy. Proffer II. No Issue VII. VIII. ZONING ANALYSIS Zoning Administration recommended administrative amendments to the concept development plan and proffer statement in order to address, among other items, references to the applicable zoning district standards and additional details regarding timing and standards for proffered improvements and contributions. The noted recommendations were addressed by the Applicant. IX. ATTACHMENTS Attachment Page 1 Referral Agency Comments 1a Planning, Comprehensive Planning A-1 1b Community Information and Outreach (CIO) A-31 Department of Transportation and Capital Infrastructure (DTCI), 1c Transportation Planning and Operations Division A-34 1d Virginia Department of Transportation (VDOT) A-48 1e Planning, Zoning Administration A-50 1f Building & Development, Planning Division A-56 1g Loudoun County Public Schools (LCPS) A-59 1h Parks, Recreation and Community Services (PRCS) A-64 1i DTCI Proffer Referral Team A-68 1j Fire, Rescue and Emergency Services A-69 1k Environmental Health A-71 1l Loudoun Water A-73 2 Applicant s Statement of Justification (01-30-15) A-75 3 Applicant s Responses to Referral Comments A-86 4 Applicant s Draft Proffer Statement (06-03-15) A-129 5 Concept Development Plan / Rezoning Plat (04-14-15) Follows A-147 *This Staff Report with attachments (file name BOSPH STAFF REPRT 07-08-15.PDF) can be viewed online on the Loudoun Online Land Applications System (LOLA) at www.loudoun.gov. Paper copies are also available in the Department of Planning and Zoning.