BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT Date of Hearing: April 12, 2017 #6 SUBJECT: ELECTION DISTRICT: SPEX-2016-0056, Sterling Pet Depot Sterling CRITICAL ACTION DATE: June 19, 2017 STAFF CONTACTS: APPLICANT: Steve Barney, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Pet Supply Services, LLC PURPOSE: The Applicant has submitted a Special Exception application to permit a 4,081 square foot animal hospital within the Cascades Overlook shopping center in the PD-TC (Planned Development-Town Center) zoning district. RECOMMENDATION: Planning Commission: The Planning Commission (Commission) held a public hearing on the application on February 28, 2017. No members of the public spoke regarding the application. The Commission voted 9-0 to forward the application to the Board of Supervisors (Board) with a recommendation of approval. Staff supports the Board s approval of the application for the following reasons: 1. The proposed use is compatible with the surrounding uses within an existing mixed use development. 2. The proposed use would have minimal to no impacts on the surrounding roadway network. 3. The proposed use of the site as an animal hospital is consistent with the requirements of the Revised 1993 Zoning Ordinance (Zoning Ordinance). The County Attorney's Office has reviewed the Conditions of Approval (Conditions) (Attachment 1). The Applicant has been provided the Conditions for review. Finding for Approval are provided as Attachment 2. Staff will provide an update at the public hearing.
APPLICATION INFORMATION: APPLICANT Cascade Pet Services LLC 6677 Jackson Fields Ct. Centreville, VA 20121 703-772-3622 jaswinder.s.saini@gmail.com PARCELS/ACREAGE Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 2 REPRESENTATIVE Cascade Pet Services LLC 6677 Jackson Fields Ct. Centreville, VA 20121 703-772-3622 jaswinder.s.saini@gmail.com Tax Map Number PIN Number Acreage /81//38/////1/ 020-38-8593-001 ACCEPTANCE DATE December 19, 2016 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Sterling Community) and Route 28 Corridor Plan CONTEXT: Approximately 4,081 square foot portion of a 13.22 acre parcel LOCATION Located within the southwest quadrant of the intersection of Potomac View Road (Route 637) and Benedict Drive (Route 1010), and south of Harry Byrd Highway (Route 7), at 21435 Epicerie Plaza #170, Sterling, VA. EXISTING ZONING PD-TC (Planned Development Town Center) Route 28 Tax District within Corridor Business Optional Overlay PLANNED LAND USE Route 28 Business Uses and an optional Destination Retail Overlay at a recommend a non-residential Floor Area Ratio (FAR) of 0.4 to 1.0. Location/Site Access The subject property is located at the southwest quadrant of the intersection of Potomac View Road and Benedict Drive, and south of Route 7. The site has two retail access points onto Benedict Drive in addition to residential access onto Potomac View Road. Existing Conditions The site is being developed as the Cascades Overlook shopping center. Surrounding Properties Within the shopping center, uses adjacent to the unit include adjoining retail spaces to the east and west. A residential use is located on the second floor of the adjacent retail space to the east. The lease space proposed for occupancy by the animal hospital is located underneath a parking garage. Directions - From Leesburg, proceed east on Market Street (becomes Route 7) for 10.8 miles. Turn right on Bartholomew Fair Drive. Turn left on Potomac Run Plaza / Benedict Drive. Turn right on Epicerie Plaza. The subject property is located at 21435 Epicerie Plaza #170.
Figure 1: Vicinity Map Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 3 PROPOSAL: Special Exception The Applicant has submitted an application for a Special Exception to allow a 4,081 square foot animal hospital in an existing tenant space within the Cascades Overlook Shopping Center. The Applicant s Statement of Justification (SOJ) (Attachment 3) states that the facility will include (1) a retail component that will sell pet food and other supplies, and (2) a veterinary hospital. Per the Applicant, the facility will not include outdoor areas for animals and will provide soundproofing and adequate ventilation such that animal noise will not be audible to other tenants. The use will not include overnight boarding (with the exception of incidental overnight boarding for medical purposes).
Figure 2: Special Exception (SPEX) Plat Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 4 Proposed SPEX Use BACKGROUND: The subject property is within the Cascades Overlook Town Center development. On April 16, 2014 the Board of Supervisors approved a Zoning Map Amendment (ZMAP-2012-0019) to rezone the property from R-1 and PD-OP to PD-TC. The Cascades Overlook Shopping Center has been constructed on the subject parcel, and the proposed animal hospital would occupy a tenant space within the development (see Figure 2). When complete, the development will contain 150 multifamily units; 8,000 square feet of office space; 135,000 square feet of retail space; and 8,600 square feet of civic area. Approval of site plan (STPL)-2014-0051, STPL-2015-0025, and site plan amendment (SPAM)- 2016-0075 permitted construction of Cascades Overlook Town Center Phase 1 and Phase II. An active site plan amendment, SPAM-2016-0060, is also under review. An active zoning permit application, Z60448040101, for a 4,081 square foot service establishment is also being processed for the proposed animal hospital and retail space. The Applicant has not held any Community Meetings. There are no public comments regarding the subject applications on the Loudoun Online Land Applications System (LOLA). Staff has received no email, phone, or in-person comments regarding this proposal. Documents associated with this application can be viewed online on LOLA at www.loudoun.gov/lola; search SPEX- 2016-0048.
Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 5 Planning Commission: The Commission held a public hearing on the application on February 28, 2017. No members of the public spoke regarding the application. Commissioners asked about construction techniques to address odors. The Applicant responded that the air circulation system for the tenant space will exceed the standards required by the building code and that exhaust fans would be located throughout the building and would exhaust air at the rear of the building. The Commission voted 9-0 to forward the applications to the Board with a recommendation of approval. OUTSTANDING ISSUES: The primary topic discussed during the referral process was the potential impact of noise and odors on the adjacent residential use. Conditions of Approval address these concerns. Staff has identified no other significant issues remaining to be addressed by the Board. POLICY ANALYSIS: Special Exception (SPEX) Criteria for Approval - Zoning Ordinance Section 6-1309 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 consideration. These criteria for approval are organized below by category, followed by Staff s analysis. A. Land Use: ZO 6-1309(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 The subject site is planned for Route 28 Business or Destination Retail uses. Given the neighborhood-serving retail nature of the proposed use, it is generally not consistent with the employment focused vision of the Revised General Plan (Plan). However, in light of existing approvals and the recently built mixed use development in which the subject site is located, Staff can support approval of the veterinary hospital as this use would be consistent with retail / personal service uses approved at the site. B. Compatibility: ZO 6-1309(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 The proposed use is compatible with nearby retail uses. Staff notes that the proposed use will share a party wall with a residential use (see Figure 3), although the two uses will not be situated directly adjacent to one another (the hospital would be located on the first floor and the residential use would be located on the second floor of the unit adjacent to the hospital). It is noted that the proposed hospital will not provide overnight boarding (aside from incidental overnight boarding for medical purposes). Per the Applicant s SOJ, the proposed use will include soundproofing and adequate ventilation such that animal noise will not be audible to other tenants. Because of the proximity of the two uses, Staff has recommended a Condition of Approval to require noise attenuation and adequate
Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 6 ventilation; the Applicant is in agreement with this Condition. Additionally, the use will be required to comply with the noise standards for mixed use developments found in 5-1507 of the Zoning Ordinance. Figure 3: Proposed Site C. Environmental and Heritage Resources: ZO 6-1309(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 The subject property is a developed site, and this application does not propose additional land disturbance. D. Transportation: ZO 6-1309(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 The Department of Transportation and Capital Infrastructure (DTCI) found the animal hospital use would generate slightly more peak hour trips than a comparatively scaled by-right use on this site, with minimal to no impacts on the surrounding roadway network. DTCI found that the proposed animal hospital use does not necessitate additional transportation improvements to the public roadway network. E. Public Utilities/Public Safety: 6-1309(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].
Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 7 Analysis The site is served by public utilities (water and sewer). Fire and rescue service is provided by Cascades, Station 18/25, with an approximate response time of 5 minutes. The standard fire and rescue contribution was included in the proffers associated with ZMAP- 2012-0019. As such, the Conditions of Approval for this application do not include this contribution. ZONING ANALYSIS: This application is subject to the Revised 1993 Zoning Ordinance. The subject property is within the PD-TC zoning district and the proposed use is listed as a Special Exception use under Section 4-804. Staff has recently received comments from some Board members that it may be appropriate to consider changing the status of this use to be a permitted use in this zoning district. Staff would support initiation of a future Zoning Ordinance amendment to address this issue. Required parking was established with the approved site plans using the larger integrated shopping center rate. Based on a shared parking analysis, a parking reduction has been granted with ZCOR- 2016-0010 upon recordation of a parking covenant and approval of SPAM-2016-0060. This reduction permitted 601 parking spaces to be provided rather than the required 620 spaces. Figure 4: Approved Concept Development Plan (Detail of Subject Site)
Item #6. SPEX-2016-0056, Sterling Pet Depot Board of Supervisors Public Hearing April 12, 2017 Page 8 SUGGESTED MOTIONS: 1. I move that the Board of Supervisors forward SPEX-2016-0056, Sterling Pet Depot to the May 2, 2017 Board of Supervisors Business Meeting for action. OR 2a. I move that the Board of Supervisors suspend the rules. AND 2b. I move that the Board of Supervisors approve SPEX-2016-0056, Sterling Pet Depot subject to the Conditions of Approval dated March 29, 2017, and based on the Findings for Approval as provided in Attachments 1 and 2 to the April 12, 2017 Board of Supervisors Public Hearing Staff Report. OR 3. I move an alternate motion. ATTACHMENTS: 1. Conditions of Approval (March 29, 2017) 2. Findings for Approval 3. Statement of Justification 4. Review Agency Comments 5. Special Exception Plat (March 23, 2017)
Conditions of Approval Sterling Pet Depot, SPEX-2016-0056 March 29, 2017 1. Substantial Conformance. The development of the Special Exception use, Animal Hospital in the PD-TC (Planned Development Town Center) zoning district, shall be in substantial conformance with Sheet 1 of 1 of the plan set entitled SPEX-2016-0056 Sterling Pet Depot (the SPEX Plat ), dated October 19, 2016, revised through March 23, 2017 and the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ). Approval of this application for an approximately 4,081 square foot portion of a 13.22 acre parcel identified as Tax Map Number /81//38/////1/ (PIN# 020-38-8593-001) (the Property ) shall not relieve the Applicant or the owners of the Property from the obligation to comply with and conform to any other Zoning Ordinance, Codified Ordinance, or applicable regulatory requirement. All proffer conditions of any previously approved rezoning currently applicable to the Property shall remain in full force and effect. 2. Uses Permitted. This Special Exception grants approval for a 4,081 square foot Animal Hospital use (the SPEX Use ) in accordance with Section 4-804(A) in the PD- TC (Planned Development Town Center) zoning district regulations of the Zoning Ordinance. 3. Boarding. No overnight animal boarding services shall be provided with the exception of incidental boarding of animals receiving medical care at the SPEX Use. 4. Animal Waste Handling and Disposal. The SPEX Use shall comply with all applicable federal, state and local regulations regarding animal care and treatment, animal facilities and animal waste disposal, including the proper disposal of deceased animals. Deceased animals shall be disposed of off-site and removed from the site by a qualified removal service and on-site handling shall comply with all of the applicable requirements of the Health Department and all other Loudoun County and State regulations. 4. Outdoor Activities. No outdoor areas or activities for animals including without limitation the exercise or training of animals, outside runs, or play areas, shall be permitted on the Property. 5. Noise and Ventilation. Prior to the issuance of the first occupancy permit for the SPEX Use, the Applicant shall provide documentation from the Department of Building and Development verifying that the building in which the SPEX Use is located meets the following requirements: a. Soundproofing shall be provided that provides sufficient noise attenuation such that animals cannot be heard on the other side of a common wall between the SPEX Use and any other use located adjacent to, above, or sharing any portion of a party wall with the unit within which the SPEX Use Attachment 1
is located. Such soundproofing shall include all of the following characteristics; i. The northwestern wall shall be constructed to achieve a two-hour fire resistance rating. The framing members for this wall shall be fiveinch wide, 18-gauge steel studs, filled with Roxul Safe 'n' Sound insulation (or a similar product determined by the Department of Building and Development to be equivalent). Two layers of one-inch drywall shall be installed on either side of the wall. ii. All interior walls shall be insulated with Roxul Safe 'n' Sound insulation (or a similar product determined by the Department of Building and Development to be equivalent); and b. A ventilation system sufficient to mitigate odors associated with the SPEX Use shall be provided. Such ventilation system shall include all of the following characteristics: i. An AAON H3 indoor air handling unit (or a similar product determined by the Department of Building and Development to be equivalent); and ii. iii. Three exhaust fans; and The exterior ventilation duct shall be designed to prevent any air from being released while the SPEX Use is not in operation.
Sterling Pet Depot, SPEX-2016-0056 Findings for Approval February 3, 2017 1. The proposed use of the site as an animal hospital is consistent with the requirements of the Revised 1993 Zoning Ordinance. 2. The proposed use would have minimal impact on the surrounding roadway network and would not necessitate additional transportation improvements to the public roadway network. 3. The proposed use is compatible with the surrounding uses within an existing mixed use development. 4. The proposed use of the site as an animal hospital is consistent with the land use designation shown on the Concept Development Plan for the Zoning Map Amendment (ZMAP-2012-0019) for the Cascades Overlook development. Attachment 2
Attachment 3
County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: January 25, 2017 TO: FROM: Steve Barney, Project Manager Land Use Review Kelly Williams, Planner Community Planning SUBJECT: SPEX 2016-0056, Sterling Pet Depot BACKGROUND The Applicant, Pet Supply Services, LLC is requesting a Special Exception (SPEX) to allow an animal use in the Cascades Overlook Shopping Center. The use will include retails sales as well as animal care services with no overnight boarding. The subject site is located at the southeast corner of Bartholomew Fair Drive and Benedict Drive in the Route 28 Tax District. It is planned as Route 28 Business in the Revised General Plan. The subject site is zoned PD-TC (Planned Development Town Center. COMPLIANCE WITH THE COMPREHENSIVE PLAN The site is governed under the policies of the Revised General Plan (RGP) and the Revised Countywide Transportation Plan (Revised CTP). The retail design guidelines of the Countywide Retail Plan Amendment (Retail Plan) also apply. The Route 28 Business area is an employment designation supporting office and light or flex industrial uses with limited supportive retail. This site is also mapped with a Destination Retail Overlay that allows for large regional scale destination retail uses. The subject site was recently approved for a mixed use development with ZMAP 2012-0009. ANALYSIS The subject site is planned for Route 28 Business or Destination retail uses. Given the neighborhood serving retail nature of the proposed use, it is generally not consistent with the employment focused vision of the Revised General Plan. However, given existing approvals and the recently built mixed use development, community planning staff can support approval of the proposed pet store and veterinary hospital as it would be compatible with surrounding uses. Staff finds that the proposed animal use is compatible with the surrounding uses and existing mixed use development. Staff recommends conditions of approval that ensure use of the property as described with no overnight boarding or significant expansion in scope of services provided at the facility. Attachment 4
COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING ADMINISTRATION REFERRAL SPEX-2016-0056, Sterling Pet Depot 1 ST Referral Comments February 3, 2017 Page 1 DATE: February 3, 2017 TO: FROM: CC: Steve Barney, Project Manager, Department of Planning and Zoning Kate A. McConnell, AICP, Senior Planner, Zoning Administration Chris Mohn, AICP, Deputy Zoning Administrator CASE NUMBER & NAME: SPEX-2016-0056, Sterling Pet Depot 1 st Referral PARCEL ID: PIN 020-38-8593-001 Tax Map # /81//38/////1/ Staff reviewed the referenced special exception (SPEX) application to include the Statement of Justification (SOJ) dated November 28, 2016 and the plan set entitled Sterling Pet Depot, SPEX- 2016-0056, dated October 19, 2016. The subject property is located in the Planned Development Town Center (PD-TC) Zoning District. It is also located in the Route 28 Tax District and the Route 28 Tax District Optional Overlay, Corridor Business (CB). The Applicant is requesting a SPEX to permit an Animal Hospital in the PD-TC Core zoning district. This use will be in addition to an existing by-right retail sales establishment selling pet supplies. The total combined area of the proposed use is approximately 5,000 square feet. The proposed animal hospital will be located in first floor retail uses beneath a parking structure. The adjoining building to the east will also have first floor retail uses, but residential uses will be located in the upper stories. The subject property is subject to the proffers and concept development plan (CDP) approved with ZMAP-2012-0019, Cascades Overlook, by the Board of Supervisors in 2014. Approval of site plan (STPL)-2014-0051, STPL-2015-0025, and site plan amendment (SPAM)-2016-0075 permitted construction of Cascades Overlook Town Center Phase 1 and Phase II. An active site plan, SPAM- 2016-0060, is also under review and upon approval will result in implementation of a parking reduction granted with zoning determination (ZCOR)-2016-0010. An active zoning permit application, Z60448040101, for a 4,081 square foot retail service establishment is also being processed for the Pet Depot. Staff has the following comments on the above referenced application: A. GENERAL COMMENTS 1. Article 8 of the Zoning Ordinance defines an Animal Hospital as a place for the medical care of animals. The boarding of animals at an animal hospital is limited to that incidental to the hospital use. The SOJ states the animal hospital will be outpatient with no overnight boarding. Since
SPEX-2016-0056, Sterling Pet Depot 1 ST Referral Comments February 3, 2017 Page 2 overnight boarding is permitted, Staff does not recommend precluding this as incidental to the hospital use with a condition of approval. However, Staff notes the SOJ indicates that assistance in pet adoption would be offered. Boarding of animals awaiting adoption would not be considered incidental to the hospital use and would not be permitted at the animal hospital or the by-right retail sales establishment. 2. The Concept Plan Tabulation Sheet included in the SPEX plan set provides the maximum square footage of nonresidential uses permitted on the property. Consistent with ZMAP- 2012-0019 Proffer II.A., the maximum permitted nonresidential area is 151,600 square feet, including no less than 8,000 square feet of office and no less than 8,600 square feet of civic uses. Subsequent site plan approvals refined these numbers and certain nonresidential uses have been established on the property. Please provide a tabulation of the approved and actual nonresidential square footage by use, e.g. office, commercial, and civic. Please note, in accordance with the definitions of office and medical office in Article 8 of the Zoning Ordinance, an animal hospital is not considered an office use and, therefore, is counted as commercial square footage. 3. 5-1100. Required parking has been established with the approved site plans at the larger integrated shopping center rate. Be advised, based on a shared parking analysis a parking reduction has been granted with ZCOR-2016-0010 upon recordation of a parking covenant and approval of SPAM-2016-0060. This parking reduction permitted 601 parking spaces to be provided rather than the required 620 spaces. 4. 5-1200. Signs must conform with 5-1200 or the Sign Development Plan approved with SIDP-2015-0003. B. 6-1309 SPECIAL EXCEPTION MATTERS FOR CONSIDERATION 10. 6-1309(1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. Staff defers to Community Planning Staff regarding whether the proposed special exception use, animal hospital, in this location is consistent with the Comprehensive Plan. 11. 6-1309(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. Staff defers to Community Planning Staff regarding whether noise, light, glare, or odor associated with the proposed special exception use, animal hospital, will negatively impact surrounding uses. Regardless, the use will be required to comply with the noise standards for mixed use developments found in 5-1507 of the Zoning Ordinance. Noise in this instance is measured from an open aperture of the noise receiving residential property. Staff has concerns noise may be an issue for the neighboring residential unit to the east since the buildings will adjoin. The Applicant states in the SOJ that soundproofing that provides sufficient noise attenuation such that animals cannot be heard by adjacent users within the development shall be provided. Please provide information regarding the noise attenuation to be
SPEX-2016-0056, Sterling Pet Depot 1 ST Referral Comments February 3, 2017 Page 3 provided. To ensure residential uses, particularly those adjacent to the proposed animal hospital, will not be negatively impacted by noise, Staff recommends a condition of approval in keeping with the Applicant s commitment to provide noise attenuation. Similarly, the Applicant stated in the SOJ that adequate ventilation shall be provided. Please provide information regarding the ventilation to be provided. A condition in keeping with the Applicant s ventilation commitment will address odors associated with the use. Finally, in keeping with the Applicant s SOJ, a condition precluding outdoor areas for animals will ensure surrounding uses will not be negatively impacted by noise associated with the animal hospital. 12. 6-1309(3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Staff defers to Community Planning Staff regarding whether the special exception use, animal hospital, is compatible with existing and permitted uses in the neighborhood and in the immediate vicinity. 13. 6-1309(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. The subject property is developed and no additional construction is proposed with this application; therefore, no environmental or natural features would be impacted if this application is approved and the animal hospital established as proposed. 14. 6-1309(5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Staff defers to Community Planning Staff regarding whether the location of the special exception use, animal hospital, will contribute to or promote the welfare or convenience of the public. 15. 6-1309(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. Staff defers to Loudoun Water and/or the Loudoun County Health Department regarding the adequacy of sewer and water and the Department of Transportation and Capital Infrastructure (DTCI) and the Virginia Department of Transportation (VDOT) regarding the adequacy of transportation infrastructure to serve the special exception use. C. SPEX PLAT 16. Sheet 1, please identify the location of the Town Center Fringe and Town Center Core as approved with ZMAP-2012-0019 on the SPEX plat.
17. Sheet 1, revise the Adjacent Owners information by: SPEX-2016-0056, Sterling Pet Depot 1 ST Referral Comments February 3, 2017 Page 4 a. Adding condominium owners information for the property identified as PIN 020-38- 9955; b. Adding information related to adjacent property identified as PIN 020-27-8912; and c. Revising ownership for the property identified as PIN 020-18-6946 to be consistent with County records.
County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: January 17, 2017 TO: FROM: Steve Barney, Project Manager Department of Planning and Zoning Eric C. Jenkins, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: SPEX 2016-0056 Sterling Pet Depot First Referral Background This Special Exception (SPEX) application seeks approval to allow an animal hospital within the Cascades Overlook Shopping Center per Section 4-804 (A) (12) of the Revised 1993 Zoning Ordinance. The site is zoned PD-TC (Planned Development Town Center) per ZMAP 2012-0019. The shopping center is currently active and is located at the intersection of Potomac View Road (VA Route 637) and Benedict Drive (VA Route 1010), with retail site access via two driveways to Benedict Drive. The shopping center is also adjacent to Bartholomew Fair Drive (VA Route 1792). Residential units are under construction above soon to be leased retail spaces. The animal hospital would be located in one of the leased spaces. A vicinity map is provided as Attachment 1. Department of Transportation and Capital Infrastructure (DTCI) review of this application is based on materials received from the Department of Planning and Zoning on December 20, 2016, including (1) an information sheet, dated December 19, 2016; (2) a statement of justification, dated November 28, 2016; (3) a Record of the Pre-Application Conference dated September 13, 2016; and (4) a SPEX plat (plan set) dated October 19, 2016 and prepared by Tri-Tek Engineering. Compliance with the Countywide Transportation Plan The site is located within the Suburban Policy Area (Sterling Community). The transportation network is specifically governed by the policies of Countywide Transportation Plan (2010 CTP), 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 and applicable County policies.
Existing, Planned and Programmed Transportation Facilities SPEX 2016-0056 Sterling Pet Depot DTCI First Referral Comments January 17, 2017 Page 2 The site is located on the southern side of Benedict Drive (VA Route 1010) and western side of Potomac View Road (VA Route 637). 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 2003 Bike & Ped Plan. Benedict Drive (VA Route 1010) is a local/secondary road that runs in an east-west direction along the site s northern frontage. It currently operates as a four-lane undivided roadway (U4) from Bartholomew Fair Drive (VA Route 1792) to Potomac View Road (VA Route 637). There are two full-movement site access driveways to Benedict Drive. There are no speed limit signs posted on this street. There are no recently published VDOT traffic counts available for this road. The 2003 Bike & Ped Plan categorizes Benedict Drive as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Per the 2003 Bike & Ped Plan (Chapter 4, Walkways & Sidewalks Policy 2a), all local/secondary roads are to have sidewalks on both sides of the roadway. There is a five-foot sidewalk on the northern side of Benedict Drive between Epicerie Plaza (the eastern commercial entrance to the shopping center) and Bartholomew Fair Drive. There is also a newly constructed ten-foot sidewalk along the entire southern side of Benedict Drive. Potomac View Road (VA Route 637) from Cascades Parkway (VA Route 637) to just south of Benedict Drive/Connemara Drive is classified by the 2010 CTP as a minor collector with leftand right-turn lanes required at all major intersections. Potomac View Road runs in a northsouth direction along the site s eastern frontage and currently operates in its ultimate condition as a two-lane undivided (R2) roadway south of Benedict Drive/Connemara Drive. North of Benedict Drive/Connemara Drive, Potomac View Road operates as a four-lane undivided roadway (U4). At the signalized intersection with Benedict Drive/Connemara Drive, left- and right-turn lanes are in place on both the northbound and southbound Potomac View Road approaches. There are two site access driveways to Potomac View Road for use by the future residential portion of the Cascades Overlook site. There is no access between the residential (eastern) and commercial (western) portions of the site. The posted speed limit is 35 mph. Based on VDOT traffic counts (2015), Potomac View Road carries approximately 8,600 vehicles per day in the vicinity of the site. The 2003 Bike & Ped Plan categorizes Potomac View Road as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. The 2010 CTP calls for ultimate two-lane roadways to have a six-foot sidewalk constructed on each side of the roadway. There is a newly constructed ten-foot sidewalk along a portion of Potomac View Road south from its intersection with Benedict Drive/Connemara Drive. Bartholomew Fair Drive (VA Route 1792) is a local/secondary road that runs in a north-south direction along the site s western frontage. Bartholomew Fair Drive currently operates as a four-lane undivided (U4) roadway south of Benedict Drive. At the signalized intersection with Benedict Drive, left- and right-turn lanes are in place on both the northbound and southbound
SPEX 2016-0056 Sterling Pet Depot DTCI First Referral Comments January 17, 2017 Page 3 approaches. The posted speed limit in the vicinity of the site is 35 mph. There are no recently published VDOT traffic counts available for this road. The 2003 Bike & Ped Plan categorizes Bartholomew Fair Drive as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Per the 2003 Bike & Ped Plan (Chapter 4, Walkways & Sidewalks Policy 2a), all local/secondary roads are to have sidewalks on both sides of the roadway. Currently, there is a five-foot sidewalk constructed along the western side of Bartholomew Fair Drive. There is a ten-foot sidewalk on the eastern side adjacent to the shopping center. Trip Generation from the Proposed Development (2018) Trip rates from ITE s Trip Generation Manual, 9 th Edition were used to project peak hour and daily traffic volumes for the proposed and currently approved (by-right) conditions. The proposed development would generate 20 AM peak hour trips and 24 PM peak hour trips. These totals represent an increase of 10 AM peak hour trips and 18 PM peak hour trips as compared to by-right (shopping center) uses on the site. Note that the 5,000 square feet in Table 1 below represents a small portion of the overall retail space at Cascades Overlook and is shown for comparative purposes. Table 1: Trip Generation for Sterling Pet Depot Development Program ITE Trip Gen Code AM Peak Trips PM Peak Trips Weekday Total Trips Approved Use PD-TC 5,000 SF Shopping Center Proposed Use PD-TC 5,000 SF Animal Hospital 820 10 6 388 640 20 24 Not Provided in ITE Proposed minus Approved +10 +18 N/A Source: ITE Trip Generation Manual, 9 th Edition, trips based on peak hour of adjacent street for ITE Code 640. A fitted curve equation was used for ITE Code 820 which also assumes a pass-by rate of 60% for an integrated shopping center. Transportation Comments and Recommendations DTCI staff reviewed the materials noted above, and has the following comment: 1. DTCI notes that that the animal hospital use on the site will generate slightly more peak hour trips than a comparatively scaled by-right use on this site, with minimal to no impacts on the surrounding roadway network. The proposed animal hospital use does not necessitate additional transportation improvements to the public roadway network. Conclusion DTCI has no objection to approval of this application. ATTACHMENT 1. Site Vicinity Map
SITE Site Vicinity Map SPEX 2016-0056 Sterling Pet Depot ATTACHMENT 1
February 2, 2017 Mr. Steve Barney County of Loudoun Department of Planning and Zoning MSC # 62 1 Harrison Street, S.E. P.O. Box 7000 Leesburg, Virginia 20177-7000 Re: Sterling Pet Depot (1 st Submission) Loudoun County Application Number SPEX 2016-0056 Dear Mr. Barney: We have reviewed the above noted application as requested in your December 19, 2016 transmittal. We offer the following comment: 1. Ensure that proposed landscaping does not encroach into any sight distance easements nor hinder sight distance from any of the development s entrances. If you have any questions, please call me at (703) 259-2948. Sincerely, John Bassett, P.E. Transportation Engineer cc: Tony Estafanous, P. E.
COUNTY OF LOUDOUN PARKS, RECREATION AND COMMUNITY SERVICES REFERRAL MEMORANDUM To: Steve Barney, Project Manager, Planning and Zoning (MSC #62) From: CC: Mark A. Novak, Chief Park Planner, Facilities Planning and Development (MSC #78) Steve Torpy, Director Karen Sheets, Deputy Director Jeremy Payne, Deputy Director Kristen Blaylock-Reed, Chairman, PROS Board, Dulles District Jim Bonfils, Vice Chairman, PROS Board, Broad Run District Vacant, PROS Board, Sterling District Kenya Savage, PROS Board, Chair At-Large Allison Tinney, Open Space Member At-Large Kelly Foltman, Open Space Member At-Large Date: January 17, 2017 Subject: Sterling Pet Depot SPEX 2016-0056 Election District: Sterling Sub Planning Area: Sterling MCPI # 020-38-8593 APPLICATION OVERVIEW: The Subject Property abuts Benedict Drive to the North, Bartholomew Fair Drive to the west, and Potomac View Road to the south & east, in the Sterling election district and Sterling sub-planning area. The Subject Property is currently zoned PD-TC (Planned Development-Town Center) zoning district under the Revised 1993 Loudoun County Zoning Ordinance and subject to the proffers of Cascades Overlook ZMAP-2012-0019. The Applicant is seeking approval of a special exception requesting to allow an Animal Use within the Cascades Overlook Shopping Center.
Sterling Pet Depot SPEX 2016-0056 January 17, 2017 Page 2 of 3 LOUDOUN TECH CENTER SITE CLAUDE MOORE REGIONAL PARK BROYHILLS/ STERLING PARK Location Map PROJECT PROPOSAL: The Applicant is proposing a community based total health care center for Pets. The facility's retail section will specialize in natural and holistic pet foods, premium supplies and treats. Additional services will include, assistance for pet adoption, full service pet grooming and a self-wash where people can bathe their own pets. Sterling veterinary Hospital is an out-patient (no overnight boarding) total care facility offering preventative health care maintenance for pets of the community. The facility offers the latest health care equipment; in-house diagnostics, digital x-ray and dental services.
Sterling Pet Depot SPEX 2016-0056 January 17, 2017 Page 3 of 3 RECOMMENDATIONS: The Department of Parks, Recreation and Community Services (PRCS) has reviewed the Applicant s proposal and has no objections to its approval as presented. However, defers to other referral agencies for additional comments. If you have any questions or concerns regarding these comments, please do not hesitate to contact me at 703-737-8992 or mark.novak@loudoun.gov.
Xr_, Loudoun County Health Department 175 = Environmental Health P. O. Box 7000 Leesburg VA 20177-7000 MM Community Health Phone: 703/ 777-0234 Phone: 703/ 777-0236 Fax: 703/ 771-5023 Fax: 703/ 771-5393 December 19, 2016 MEMORANDUM TO: Steve Barney, Project Manager MSC # 62 Building & Development, Planning Division FROM: Mark Sharrer 1 MSC # 68 Env. Health Specialist Division of Environmental Health J SUBJECT: SPEX- 2016-0056 This Department has reviewed the package provided to this office and the plat prepared by Tri- Tek Engineering revised 10/ 19/ 16. Staff supports approval of the application with the following reservations: Future plats must show the location of an existing irrigation well. If further information or clarification on the above project is required, please contact Mark Sharrer at 703-737- 8392. vd, 7 ii:" ProlcOrng Aivi,, N AGR.7m, AENT OFF HEALTH You and Vow frowoornm!
Loudoun County Fire and Rescue PO Box 7100 801 Sycolin Road SE, Suite 200 Leesburg, VA 20177-7100 Phone 703-777-0333 Fax 703-771-5359 Memorandum DATE: February 1, 2017 TO: Steve Barney, Project Manager FROM: Maria Figueroa Taylor, Fire and Rescue Planner SUBJECT: Sterling Pet Depot SPEX 2016-0056 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 Cascades, Station 18/25 Travel Time 020-38-8593 3 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 times Cascades, Station 18/25 5 minutes The Fire Marshal s Office offered the following comments and recommendations: Fire Department access to the site is adequate as this site is already developed and this would be a tenant fit out in the building. The current building use group for this structure is listed as a Mercantile. The business that the applicate is wanting to put into this location is a Business use group. Need to ensure that the change of use has been documented with Loudoun County Building and Development and confirm that the automatic fire suppression system that is currently installed in the building will cover the new use group. What is the planned occupant load for this location? If you have any questions or need additional information, please contact me at 703-777-0333. C: Project File Teamwork * Integrity * Professionalism * Service
March 28, 2017 Steve Parney Department of Building and Development, Planning Division 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia 20177-7000 Re: SPEX-2016-0056 STERLING PET DEPOT Dear Mr. Barney: Loudoun Water has reviewed the referenced special exception and offers no objection to its approval. 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
DATE D STERLING PET DEPOT SPEX-2016-0056 STERLING ELECTION DISTRICT LOUDOUN COUNTY, VIRGINIA E BARTHOLOMEW FAIR DRIVE BENEDICT DRIVE C B E 11,785,000 CASCADES PARKWAY POTOMAC VIEW ROAD E 11,796,000 E 11,795,000 BARTHOLOMEW FAIR DR. SITE E 11,797,000 ROUTE 7 E 11,798,000 E 11,799,000 N 7,059,000 N 7,058,000 N 7,057,000 N 7,056,000 N VICINITY MAP 1" = 1000' A F PROPOSED SPEX USE +/- 5,000 SF G K GENERAL NOTES 1. THIS APPLICATION IS FOR THE PARCEL IDENTIFIED ON THE LOUDOUN COUNTY PARCEL MAP AS PIN NUMBER 020-38-8593. THE PROPERTY IS ZONED PD-TC PER THE APPROVED CONCEPT PLAN: CASCADES OVERLOOK - ZMAP-2012-0019. THE PROPERTY IS OWNED BY CASCADES OVERLOOK LLC. THE PROPOSED SPEX USE IS LOCATED WITHIN LANDBAY 1, PD-TC CORE. 2. BASE INFO BELOW IS FROM APPROVED STPL-2014-0051; CASCADES OVERLOOK TOWN CENTER PHASE 1, BY TRI-TEK ENGINEERS. SPECIFICALLY SHEET 32: REQUIRED PLANTING PLAN; BY LAND DESIGN. APPLICANT: DR. JASWINDER SAINI 6677 JACKSON FIELDS COURT CENTREVILLE, VA 20121 OWNER: CASCADES OVERLOOK 4080 LAFAYETTE CENTER DRIVE SUITE 265 CHANTILLY, VA 20151 H POTOMAC VIEW ROAD J 3. PER LOUDOUN COUNTY DEPARTMENT OF BUILDING AND DEVELOPMENT, AS OF MARCH 23, 2017, TOTAL BUILDING PERMIT SQUARE FOOTAGE WITHIN CASCADES OVERLOOK IS: 16,824 SQUARE FEET OF OFFICE USES; 123,046 SQUARE FEET OF COMMERCIAL USES. 4. THE PURPOSE OF THIS SPECIAL EXCEPTION IS TO ALLOW THE DEVELOPMENT AND OPERATION OF AN ANIMAL HOSPITAL, PER SECTION 4-804(A)(12), OF THE REVISED 1993 LOUDOUN COUNTY ZONING ORDINANCE. 5. PROPOSED SPECIAL EXCEPTION USE IS PARKED PER APPROVED STPL-2014-0051; CASCADES OVERLOOK TOWN CENTER PHASE 1, BY TRI-TEK ENGINEERS. ADJACENT OWNERS: A: HSRE-CAPMED STERLING LLC PIN: 020-39-4032 B: NORTH GATE MOB LLC PIN: 020-39-2455 C: CONDOMINIUM COMMON AREA PIN: 020-38-9955 D: MACS RETAIL LLC PIN: 020-38-9784 E: POTOMAC RUN LLC PIN: 020-47-4550 F: POTOMAC VIEW LLC PIN: 020-37-8715 G: POTOMAC VIEW LLC PIN: 020-28-3371 H: POTOMAC VIEW LLC PIN: 020-28-6974 I: CORRADO FAMILY LTD PRNT PIN: 020-18-6946 J: CORRADO FAMILY LTD PRNT PIN: 020-29-1153 K: CONNEMARA WOODS HOA PIN: 020-29-4970 ZONE: PDOP ZONE: PDOP ZONE: PDOP ZONE: PDOP ZONE: PD-CC-SC ZONE: PD-AAR ZONE: PD-AAR ZONE: PD-AAR & R-1 ZONE: R-1 ZONE: R-1 ZONE: R-4 SHEET INDEX 1. SPECIAL EXCEPTION PLAT I 6. THERE IS NO LAND DISTURBANCE PROPOSED WITH THIS APPLICATION, AS SUCH A WAIVER OF SPEX CHECKLIST REQUIREMENTS J -TREE SURVEY; K-ARCHEOLOGICAL SURVEY AND L-ENVIRONMENTAL FEATURES; IS REQUESTED. 2 03/23/17 REVISIONS 1 10/19/16 CHECKLIST COMMENTS NO. REVISION Attachment 5