LOUDOUN COUNTY PLANNING COMMISSION AGENDA TUESDAY, DECEMBER 20, 2016 6:00 PM PUBLIC HEARING LOCATION: BOARD ROOM 1 st Floor, Govt. Center Citizens are encouraged to call the Department of Planning on the day of the public hearing or meeting to confirm that an item is on the agenda, or, the most current agenda may be viewed on the Planning Commission s website at www.loudoun.gov/pc I. Call to Order II. Pledge of Allegiance III. Opening Remarks IV. Disclosures V. Closed Session (As Needed) VI. Public Hearing Item 1. SPEX-2016-0052, Goose Creek Village Animal Hospital VII. Worksession Item 1. Briefing of the Silver Line Comprehensive Plan Amendment VIII. Adjourn Planning Commission Holiday Dinner at Tuscarora Mill Following the Public Hearing Staff Reports, Attachments and Plats for land use items can be accessed using the following link: https://www.loudoun.gov/documentcenter/index/13723 Hearing assistance is available for meetings in the Board of Supervisors Meeting Room. FM Assistive Listening System is available at the meetings at all other locations. If you require any type of reasonable accommodation as a result of a physical, sensory or mental disability to participate in this meeting, contact the Department of Planning and Zoning at 703-777- 0246. Please provide three days notice. Loudoun Online Land Applications (LOLA), www.loudoun.gov/lola, is an online system that provides a user-friendly tool to access information regarding legislative land development applications and provides an additional opportunity for public input on the active applications. No new items shall be taken up at Planning Commission Worksessions after 10:30 p.m. and the Commission shall adjourn promptly at 11:00 p.m., except as modified by the Commission. No new items shall be taken up at Planning Commission Public Hearings after 11:30 p.m., and the Commission shall adjourn promptly at 12:00 a.m., except as modified by the Commission. In the event that the fourth Tuesday is a holiday or in the event the public hearing may not be held due to inclement weather or other conditions that make it hazardous to attend, the public hearing will be moved to the next day (Wednesday). In the event that Wednesday is a holiday or the Wednesday hearing may not be held due to inclement weather or other conditions that make it hazardous for members to attend, the public hearing will be held on the first Thursday of the next month. Worksessions of the Commission are non-public hearing business meetings and are to be held on the second Thursday of each month. In the event that the second Thursday is a holiday or the meeting may not be held due to inclement weather or other conditions that make it hazardous for members to attend, the meeting will be moved to the third Tuesday of the month. In the event that Tuesday is a holiday or the Tuesday meeting may not be held due to inclement weather or other conditions that make it hazardous to attend, the meeting will be held on the following Thursday. The meeting will be held at a place determined by the Chairman.
Date of Hearing: December 20, 2016 PLANNING COMMISSION PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: SPEX-2016-0052, Goose Creek Village Animal Hospital Ashburn CRITICAL ACTION DATE: February 11, 2017 STAFF CONTACTS: APPLICANT: Judi Birkitt, AICP, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Allan McKelvie, Goose Creek Retail LLC PURPOSE: The purpose of the application is to consider a special exception to permit up to a 5,000 square foot animal hospital within one of three multi-tenant buildings to be constructed within the Goose Creek Village Retail Center. The subject property is located in the northeast quadrant of the intersection of Sycolin Road (Route 625) and Belmont Ridge Road (Route 659) in the PD-CC(CC) (Planned Development - Commercial Center - Community Center) zoning district. RECOMMENDATION: Staff supports the Planning Commission s recommendation of approval to the Board of Supervisors for the following reasons: 1. The proposed Animal Hospital is supported by the Revised General Plan s Business policies, which envision a mix of uses that create an environment where individuals can live, work, and have convenient access to services, shops, and recreation. 2. The proposed Animal Hospital would be an inline tenant within a development that the County has previously approved. The three potential locations have previously been graded. 3. The three potential buildings in which the proposed Animal Hospital could be located must comply with the previously approved Goose Creek Village North Design Guidelines, sign plan, and lighting standards. 4. As conditioned, the Applicant will provide noise attenuation such that animals cannot be heard on the other side of common walls within the occupied building.
SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 2 APPLICATION INFORMATION: APPLICANT Goose Creek Retail LLC Allan McKelvie 703-858-9181 didc@aol.com REPRESENTATIVE Bowman Consulting Group Packie E. Crown, Principal 703-443-2400 pcrown@bowmancg.com PARCELS/ACREAGE Tax Map Number PIN Acreage /94//28/////6/ 153-18-6338 18.4 acres ACCEPTANCE DATE September 12, 2016 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Ashburn Community) CONTEXT: LOCATION Northwest quadrant of Belmont Ridge Road and Sycolin Road EXISTING ZONING PD-MUB (Planned Development Mixed Use Business) PLANNED LAND USE Business Community uses at a recommended Floor Area Ratio of between 0.4 and 1.0. Location/Site Access The site is located within the Goose Creek Village Shopping Center at the northwest corner of Sycolin Road (Route 625) and Belmont Ridge Road (Route 659), The shopping center currently has existing site access via one full movement entrance and one rightin/right-out entrance from Sycolin Road, one right-in entrance from Belmont Ridge Road, and two entrances from the adjacent residential neighborhood to the north of the shopping center. No changes in access to the public road network are proposed. Existing Conditions The subject property is currently developed with commercial uses, including a Harris Teeter grocery store, Sunoco convenience store with gas pumps, Walgreens Pharmacy, and a variety of restaurants and personal service uses. Currently, there are sidewalks, ranging from 20 to 30 feet in width, along Sycolin Road in the vicinity of the subject property. A 10-foot wide shared-use bicycle and pedestrian path is currently in place along the western side of Belmont Ridge Road in the vicinity of the subject property. Figure 1. Existing Conditions
SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 3 Surrounding Properties The subject property is bordered to the north by townhouses and multifamily residential units that are part of Goose Creek Village North, the west by the approved yet not constructed Goose Creek Village Business Park, the east by Belmont Ridge Road and Belmont Ridge residential subdivision, and to the south by Sycolin Road and the recently approved Century Corner at Goose Creek Village. Background The subject property is located within Goose Creek Village Retail Center. This shopping center is part of the originally approved Goose Creek Village North, ZMAP-2003-0008. Approved by the Board in 2005, Goose Creek Village North, is located on both the north and south sides of Sycolin Road, and extends from the Goose Creek to Belmont Ridge Road. The approval rezoned 141 acres, including the subject property, from PD-IP (Planned Development-Industrial Park) to five (5) zoning districts: PD-IP (Planned Development-Industrial Park), PD-OP (Planned Development-Office Park), PD-CC(CC) (Planned Development Commercial Center (Community Center)), R-24 (Multifamily Residential-24), and R-16 (Townhouse/ Multifamily Residential-16). The approved mix of uses consists of 564 residential units (264 multi-family stacked units/twoover-two s and 300 single-family attached), 164,500 square feet of retail commercial, and up to 1 million square feet of office uses. The portion of the originally approved Goose Creek Village North located on the north side of Sycolin Road has generally built-out with residential units and retail space, including multi-story retail uses fronting on Sycolin Road using mainstreet design features such as on street parking and plazas. Commercial uses include a Harris Teeter grocery store, Sunoco convenience store with gas pumps, Walgreens Pharmacy, and a variety of restaurants and personal service uses. On July 13, 2016, the Board approved Century Corner at Goose Creek Village (ZMAP-2015-0008), rezoning 16.84 acres of the portion of Goose Creek Village North that is located on the south side of Sycolin Road from PD-OP and PD-CC(CC) to PD-MUB (Planned Development-Mixed Use Business). That approval included 232 multi-family residential units, 80 independent living units, 80 assisted living or nursing home units, and 255,350 square feet of non-residential, including Special Exceptions for an animal hospital and a self-storage facility. To date, the portion of the originally approved Goose Creek Village North located on the south side of Sycolin Road has developed with a 27,654 square foot office building, 20,166 square feet of church uses, and a 9,233 square foot daycare (57,053 square feet total). The Applicant has not held any Community Meetings regarding this animal hospital application. The Applicant did meet with the Goose Creek Village North tenants and surrounding residential neighborhoods during the recent review of the Century Corner at Goose Creek Village rezoning; that rezoning also included a special exception for an animal hospital. There are no public comments regarding the subject applications on Loudoun Online Land Application System (LOLA). Staff have received no email, phone, or in person comments regarding these applications. Directions - From Leesburg, take Route 7 east to Belmont Ridge Road (Route 659) south. Take Route 659 south to Sycolin Road. The property is on the left.
Figure 2. Vicinity Map. SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 4 PROPOSAL: The Applicant requests approval of a Special Exception application in order to establish an up to 5,000 square-foot Animal Hospital within the 15.93-acre Goose Creek Village Retail Center. The Animal Hospital would be located within one of three future multi-tenant buildings (Buildings 3, 8, or 9/10), as highlighted on the Special Exception Plat (SPEX Plat). One of the potential buildings has frontage on Belmont Ridge Road; the other two have frontage along Sycolin Road. OUTSTANDING ISSUE: There are no outstanding issues. The Applicant is in agreement with the Conditions of Approval. The application is ready for action. 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
SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 5 (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 There are no outstanding land use issues. The proposed Animal Hospital is consistent with the Revised General Plan (RGP), which designates the project area for Business uses. Business communities are intended to be dominated by regional offices or light industrial uses but can have a mix of uses, such as the proposed Animal Hospital, so that individuals can work, live, and have convenient access to shops, services, and recreation (RGP, Chapter 6, Business Policies, text). The proposed Animal Hospital would also contribute to the convenience of the public by providing veterinary services to the surrounding residential and non-residential community. 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 There are no outstanding compatibility issues. The proposed use is compatible with existing surrounding commercial, retail, and service uses. To mitigate potential impacts associated with the proposed animal hospital, in the Statement of Justification, the Applicant agrees to the following Conditions of Approval, which were also included as Conditions of Approval for the Animal Hospital approved recently within Century Corner at Goose Creek Village: 1. 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 without limitation 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. 2. Noise. Soundproofing and adequate ventilation 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 within any building in which the SPEX Use is located. 3. 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. 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,
SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 6 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 proposed animal hospital would be an inline tenant within a development that the County has previously approved. The proposed Animal Hospital would be located in one of three areas that have already been graded and sodded, in preparation for future construction of multi-tenant buildings. This Special Exception application proposes no new land disturbing activity. Therefore, the use would create no environmental impacts. 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 There are no outstanding transportation issues. The proposed Animal Hospital use would generate fewer peak hour trips than a comparatively scaled by-right use on this site. The Applicant s Traffic Statement indicates that the proposed development would generate 20 AM peak hour trips and 24 PM Peak Hour trips. These totals represented a decrease of 6 AM peak hour trips and 57 PM Peak Hour trips as compared to a potential by-right development on the site. Staff has no issue with the proposed animal hospital use at any of the three potential locations shown on the SPEX plat. Development Program Approved Use PD-CC(CC) 5,000 SF Shopping Center Proposed Use PD-CC-CC 5,000 SF Animal Hospital Table 1 - Trip Generation ITE Trip Gen Code AM Peak Trips PM Peak Trips Weekday Total Trips 820 26 81 969 640 20 24 Not Provided in ITE Proposed minus Approved - -6-57 N/A Sources: DTCI Staff and Goose Creek Animal Hospital Traffic Statement, Gorove/Slade, 08/11/16, Page 2. The proposed Animal Hospital can be adequately served by the existing road network. Sycolin Road (Route 625) (segment from Belmont Ridge Road west to the easternmost Sycolin Road bridge over the Dulles Greenway) is currently a two-lane median-divided minor collector (U2M) roadway. This segment of Sycolin Road is built to the width of a four-lane section with the location of the ultimate right travel lanes currently being used for on-street parking and partially obstructed by extended sidewalks at certain locations (bump-outs). The road is ultimately planned to serve four lanes of through traffic along the property frontage, at which point it is to be reclassified a major collector (U4M) roadway. Belmont Ridge Road (Route 659) (segment from Hay Road
SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 7 (Route 642) south to the Dulles Greenway) is a currently a four-lane median divided major collector road. In its ultimate condition, Belmont Ridge Road is planned to be designated as a minor arterial. While the road in the immediate vicinity of the site is built to its ultimate condition, the road is currently being widened to the same four-lane median divided (U4M) section to the north (between Hay Road and an interchange under construction at Route 7) and to the south (between the Dulles Greenway and Northstar Boulevard) of the site. These improvements, coupled with a possible re-striping of the existing bridge over the Dulles Greenway, will provide a continuous four-lane section between Lansdowne and Brambleton. The use at any of the three potential locations does not necessitate additional improvements to the public roadway network. E. Fiscal Impacts: Analysis - No County fiscal impact is anticipated with this project. The proposed service use typically generates more revenue than it requires in public expenditures. F. 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]. Analysis There are no outstanding public utilities/safety issues associated with the special exception. The following table summarizes how this application addresses public utilities, fire and rescue services, fire and rescue contributions, and public safety. Table 2. Public Utilities and Public Safety Water and Sewer Goose Creek Village is served by public water and public sanitary sewer. Abandoned wells must be indicated on future plats and labeled with Loudoun County GIS mapping nomenclature. Fire & Rescue Service - The Ashburn, Station 6 Fire and Rescue Station would serve the subject property with an approximate response time of 6 minutes. Fire & Rescue Contribution - The Applicant agrees to make the anticipated one-time Fire and Rescue contribution of $0.10 per gross square foot of floor area to be distributed equally to the first response fire and rescue facilities. ZONING ANALYSIS: Analysis Three are no outstanding zoning issues. The Revised 1993 Zoning Ordinance (Zoning Ordinance) defines an animal hospital as, A place for the medical care of animals; a veterinary hospital. The boarding of animals at an animal hospital is limited to that incidental to the hospital use. An Animal Hospital is permitted upon Board approval of a special exception, pursuant to Section 4-204(B)(11) of the. The application is in general compliance with the requirements of the Zoning Ordinance for the PD-CC(CC) zoning district.
SPEX-2016-0052, Goose Creek Village Animal Hospital Planning Commission Public Hearing December 20, 2016 Page 8 SUGGESTED MOTIONS: 1. I move that the Planning Commission forward SPEX-2016-0052, Goose Creek Village Animal Hospital, to the Board of Supervisors with a recommendation of approval, subject to the Conditions of Approval dated November 29, 2016 (Attachment 2) and based on the Findings for Approval (Attachment 1) in the December 20, 2016 Planning Commission Public Hearing Staff Report. OR 2. I move that the Planning Commission forward SPEX-2016-0052, Goose Creek Village Animal Hospital, to a work session for further discussion. OR 3. I move that the Planning Commission forward SPEX-2016-0052, Goose Creek Village Animal Hospital, to the Board of Supervisors with a recommendation of denial. ATTACHMENTS: 1. Findings for Approval 2. Conditions of Approval (11-29-16) 3. Referrals 4. Statement of Justification 5. Response to Referral Comments 6. SPEX Plat (11-01-16)
Findings for Approval SPEX-2016-0052, Goose Creek Village Animal Hospital 1. The proposed Animal Hospital is consistent with the Revised General Plan (RGP), which designates the project area for Business uses. Business communities are intended to be dominated by regional offices or light industrial uses but can have a mix of uses, such as the proposed Animal Hospital, so that individuals can work, live, and have convenient access to shops, services, and recreation. 2. The proposed Animal Hospital in any one of the three potential locations would contribute to the convenience of the public by providing veterinary services to the surrounding residential and non-residential community. 3. The proposed Animal Hospital is compatible with existing surrounding commercial, retail, and service uses. 4. As the site has previously been graded and the Applicant proposes no new land disturbing activity, the Animal Hospital will not adversely impact the environment or natural features. 5. The application is consistent with the 2010 Countywide Transportation Plan (CTP). The proposed Animal Hospital can be served adequately by public utilities, pedestrian connections, and the existing public road network. The proposed Animal Hospital use would generate fewer peak hour trips than a comparatively scaled by-right use on this site. 6. The application is in compliance with the PD-CC(CC) (Planned Development - Commercial Center - Community Center) zoning district regulations in the Revised 1993 Zoning Ordinance. Attachment 1
Conditions of Approval SPEX-2016-0052, Goose Creek Village Animal Hospital 1. Substantial Conformance. The development of the Special Exception use described in Condition 2 below shall be in substantial conformance with Sheets 1 and 3 of 3 (together comprising and herein referred to as the SPEX Plat ) of the plan set titled Goose Creek Village Retail Center Special Exception for Animal Hospital, dated August 8, 2016, and revised through November 1, 2016, prepared by Bowman Consulting Group of Leesburg, Virginia, incorporated herein by reference, and the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ). Approval of this application for Tax Map Number /78//86/////D/ (PIN: 153-18-6338) (the Property ), shall not relieve the applicant or the owners of the Property, their successors, or parties developing, establishing or operating the approved SPEX Use (collectively, the Applicant ), from the obligation to comply with and conform to any other applicable Zoning Ordinance, Codified Ordinance, or regulatory requirement. 2. Use Permitted. This Special Exception grants approval of an "Animal Hospital" use (the SPEX Use ), in the PD-CC-CC (Planned Development - Commercial Center - Community Center)zoning district as set forth in Section 4-204(B). 3. 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 without limitation 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. Noise. Soundproofing and adequate ventilation 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 within any building in which the SPEX Use is located. 5. 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. Attachment 2
County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: October 17, 2016 TO: FROM: Judi Birkitt, AICP, Land Use Review Judi Birkitt, Project Manager, Land Use Review SUBJECT: SPEX-2016-0052, Goose Creek Village Animal Hospital BACKGROUND Goose Creek Retail LLC has submitted an application to establish an up to 5,000 squarefoot Animal Hospital within the Goose Creek Village Retail Center. The 15.93-acre subject property is located in the northwest quadrant of Belmont Ridge Road and Sycolin Road. An Animal Hospital is permitted upon Board of Supervisors (Board) approval of a special exception, pursuant to Section 4-204(B)(11) of the Revised 1993 Zoning Ordinance. Goose Creek Village Retail Center is zoned PD-CC(CC) and approved for the development of approximately 160,000 square feet of community serving retail uses. Goose Creek Village Retail Center has developed with commercial uses, including a Harris Teeter grocery store, Sunoco convenience store with gas pumps, Walgreens Pharmacy, and a variety of restaurants and personal service uses. Goose Creek Village Retail Center is part of the originally approved Goose Creek Village North, ZMAP-2003-0008. Approved by the Board in 2005, Goose Creek Village North, is located on both the north and south sides of Sycolin Road, and extends from the Goose Creek to Belmont Ridge Road. The approval rezoned 141 acres, including the subject property, from PD-IP (Planned Development-Industrial Park) to five (5) zoning districts: PD-IP (Planned Development-Industrial Park), PD-OP (Planned Development-Office Park), PD-CC(CC) (Planned Development Commercial Center (Community Center)), R- 24 (Multifamily Residential-24), and R-16 (Townhouse/ Multifamily Residential-16). The approved mix of uses consisted of 564 residential units (264 multi-family stacked units/two-over-two s and 300 single-family attached), 164,500 square feet of retail commercial, and up to 1 million square feet of office uses. On July 13, 2016, the Board approved Century Corner at Goose Creek Village (ZMAP- 2015-0008), rezoning 16.84 acres of the portion of Goose Creek Village North that is located on the south side of Sycolin Road from PD-OP and PD-CC(CC) to PD-MUB Attachment 3
SPEX-2016-0052, Goose Creek Village Animal Hospital Community Planning Referral October 17, 2016 Page 2 of 3 (Planned Development-Mixed Use Business). That approval included 232 multi-family residential units, 80 independent living units, 80 assisted living or nursing home units, and 255,350 square feet of non-residential, including Special Exceptions for an animal hospital and a self-storage facility. The subject property is bordered to the north by townhouses and multi-family residential units that are part of Goose Creek Village North, the west by open space associated with Goose Creek Village North, the east by Belmont Ridge Road and Belmont Ridge residential subdivision, and to the south by Sycolin Road and the recently approved Century Corner at Goose Creek Village. CONFORMANCE WITH COMPREHENSIVE PLAN The subject property is governed under the policies of the Revised General Plan. The subject property is located within the Ashburn Community of the Suburban Policy Area. The Revised General Plan designates the project area for Business uses (Revised General Plan, Chapter 7, Planned Land Use Map). Business communities are intended to be dominated by regional offices or light industrial uses but can have a mix of uses, such as the proposed Animal Hospital, such that individuals can work, live, and have convenient access to shops and recreation (Revised General Plan, Chapter 6, Business Policies, text). ANALYSIS The Applicant proposes to locate the Animal Hospital within one of three future multitenant buildings (Buildings 3, 8, or 9/10), as highlighted on the Special Exception Plat (SPEX Plat). One of the potential buildings has frontage on Belmont Ridge Road; the other two have frontage along Sycolin Road. The Revised General Plan states that any alteration to approved land use projects, such as the existing Goose Creek Village Retail Center, will conform to the land use and design goals and policies of the Revised General Plan (Revised General Plan, Policy 7, p. 6-7). The Revised General Plan envisions that the subject property would develop with Business land uses. The Business land use policies address the location and character of large-scale office and light-industrial uses in the Suburban Policy Area. The County encourages a mix of uses in most of its office and light-industrial business developments. In addition to offices, Business land uses generally may feature housing and/or commercial/retail uses. A mix of uses creates an environment where individuals not only can work, but where they can live and have convenient access to services, shops, and recreation. An Animal Hospital provides such a service and is supported by the Business policies of the Revised General Plan. The proposed animal hospital would be an inline tenant within a development that the County has previously approved. Regarding existing conditions, the proposed animal hospital would be located in one of three areas that have already been graded and sodded, in preparation for future construction of multi-tenant buildings. This Special Exception application proposes no new land disturbing activity. Therefore, the use
SPEX-2016-0052, Goose Creek Village Animal Hospital Community Planning Referral October 17, 2016 Page 3 of 3 would create no additional environmental impacts. The three potential buildings in which the proposed animal hospital could be located must also comply with the Design Guidelines, sign plan, and lighting standards that the County previously approved with the overall Goose Creek Village North development. To mitigate potential impacts specifically associated with the proposed animal hospital, in the Statement of Justification, the Applicant agrees to the following Conditions of Approval, which were included as Conditions of Approval in the Animal Hospital approved recently within Century Corner at Goose Creek Village: 1. 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 without limitation 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. 2. Noise. Soundproofing and adequate ventilation 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 within any building in which the SPEX Use is located. 3. 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. RECOMMENDATION Community Planning Staff finds that the application for a Special Exception (SPMI) to allow an animal hospital on the subject property is in conformance with the land use policies of the Revised General Plan. Please specify the maximum proposed size of the Animal Hospital. Community Planning Staff supports approval of the Special Exception application with conditions. Cc: Ricky W. Barker, AICP, Director, Planning and Zoning-via email Chris Garcia, AICP, Program Manager Community Planning, Planning and Zoning-via email
County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: October 6, 2016 TO: FROM: Judi Birkitt, Project Manager Department of Planning and Zoning Marc Dreyfuss, Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: SPEX 2016-0052 Goose Creek Village Animal Hospital First Referral Background This Special Exception (SPEX) application proposes to permit development of a 5,000 SF animal hospital in the Goose Creek Village North (ZMAP 2003-0008) development. The site is located within the Goose Creek Village Shopping Center at the northwest corner of Sycolin Road (VA Route 625) and Belmont Ridge Road (VA Route 659), and is currently zoned PD-CC-CC (Planned Development Commercial Center Community Center) under the Revised 1993 Zoning Ordinance. The shopping center is currently active and has existing site access via one full movement entrance and one right-in/right-out entrance from Sycolin Road, one right-in entrance from Belmont Ridge Road, and two entrances from the adjacent residential neighborhood to the north of the shopping center. No changes in access to the public road network are proposed with these applications. A vicinity map and concept plan are 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 (DPZ) on September 13, 2016, including (1) an Information Sheet, dated September 12, 2016; (2) a Statement of Justification prepared by the Applicant, dated September 2016; (4) a Traffic Statement prepared by Gorove / Slade, dated August 11, 2016; and (5) a Special Exception Plat (SPEX plat) prepared by Bowman Consulting, dated August 8, 2016. Compliance with the Countywide Transportation Plan The subject property lies within the Suburban Policy Area (Ashburn Community). 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 statement and SPEX plat, and applicable County policies.
SPEX 2015-0052 Goose Creek Village Animal Hospital DTCI First Referral Comments October 6, 2016 Page 2 Existing, Planned, and Programmed Transportation Facilities The subject property is within the Goose Creek Village Shopping Center, located at the intersection of Sycolin Road and Belmont Ridge Road. 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. Sycolin Road (VA Route 625) (segment from Belmont Ridge Road (VA Route 659) west to the easternmost Sycolin Road bridge over the Dulles Greenway) is currently a 25 MPH two-lane median-divided minor collector (U2M) roadway that travels in an east-west direction immediately to the south of the shopping center. This segment of Sycolin Road is built to the width of a fourlane section with the location of the ultimate right travel lanes currently being used for on-street parking and partially obstructed by extended sidewalks at certain locations (bump-outs). The road is ultimately planned to serve four lanes of through traffic along the property frontage, at which point it is to be reclassified a major collector (U4M) roadway. To the east of Belmont Ridge Road, Sycolin Road continues as Ashburn Farm Parkway. Per 2015 VDOT estimates, Sycolin Road carries approximately 10,000 vehicles per day in the vicinity of the site. Two site driveways currently exist along Sycolin Road along the site frontage: one with full movement access at the western end of the site and one with right-in, right-out access approximately halfway in between the western site access and Belmont Ridge Road. The Applicant is not proposing any change in access to the subject property. The 2003 Bike & Ped Plan categorizes Sycolin Road as a Baseline Connecting Road along which bicycle and pedestrian facilities are envisioned. For four-lane roads, Appendix 6 of the 2010 CTP calls for a 10-foot wide shared use path (within the ROW or a 14-foot easement), one six-foot wide sidewalk, and where feasible, on-road bicycle facilities. Currently, there are wide sidewalks, ranging from 20 to 30 feet in width, along Sycolin Road in the vicinity of the subject property. Belmont Ridge Road (VA Route 659) (segment from Hay Road (VA Route 642) south to the Dulles Greenway) is a currently a four-lane median divided major collector road that travels in a north-south direction along the eastern edge of the subject property. In its ultimate condition, Belmont Ridge Road is planned to be designated as a minor arterial. While the road in the immediate vicinity of the site is built to its ultimate condition, the road is currently being widened to the same four-lane median divided (U4M) section to the north (between Hay Road and an interchange under construction at VA Route 7) and to the south (between the Dulles Greenway and Northstar Boulevard) of the site. These improvements, coupled with a possible re-striping of the existing bridge over the Dulles Greenway, will provide a continuous four-lane section between Lansdowne and Brambleton. The current speed limit along Belmont Ridge Road in the vicinity of the site is 45 MPH. According to 2015 traffic volume estimates published by VDOT, Belmont Ridge Road carries approximately 11,000 vehicles per day in the vicinity of the site. No additional access to Belmont Ridge Road from the subject property beyond what is already in place is proposed with this application. The 2003 Bike & Ped Plan categorizes Belmont Ridge Road as a Baseline Connecting Road along which bicycle and pedestrian facilities are envisioned. For four-lane roads, Appendix 6 of
SPEX 2015-0052 Goose Creek Village Animal Hospital DTCI First Referral Comments October 6, 2016 Page 3 the 2010 CTP calls for a 10-foot wide shared use path (within the ROW or a 14-foot easement), one six-foot wide sidewalk, and where feasible, on-road bicycle facilities. A 10-foot wide shareduse bicycle and pedestrian path is currently in place along the western side of Belmont Ridge Road in the vicinity of the subject property. However, no bicycle and pedestrian facilities are currently in place along the east side of the roadway between Ashburn Farm Parkway and the Dulles Greenway. Review of Applicant s Traffic Statement The Applicant submitted a Traffic Statement dated August 11, 2016 as part of the Special Exception (SPEX) application for the proposed use. The statement compared trip generation rates for the approved and proposed uses on the site. Trip Generation from the Proposed Development (2020) 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 Applicant s Traffic Statement indicates that the proposed development would generate 20 AM peak hour trips and 24 PM Peak Hour trips. These totals represented a decrease of 6 AM peak hour trips and 57 PM Peak Hour trips as compared to a potential by-right development on the site. Table 1: Trip Generation for Glascock Field at Stone Ridge ZMAP/ZCPA Area Development Program ITE Trip Gen Code AM Peak Trips PM Peak Trips Weekday Total Trips Approved Use PD-CC(CC) 5,000 SF Shopping Center Proposed Use PD-CC-CC 5,000 SF Animal Hospital 820 26 81 969 640 20 24 Not Provided in ITE Proposed minus Approved -6-57 N/A Sources: DTCI Staff and Goose Creek Animal Hospital Traffic Statement, Gorove / Slade, 08/11/16, Page 2 Transportation Comments and Recommendations DTCI staff reviewed the Applicant s submitted materials, and has the following comments: 1. DTCI notes that that the animal hospital use on the site will generate fewer peak hour trips than a comparatively scaled by-right use on this site. 2. DTCI has no issue with the proposed animal hospital use at any of the three potential locations shown on the SPEX plat. The use at any of the potential locations does not necessitate additional improvements to the public roadway network. Conclusion DTCI has no objection to approval of this application. ATTACHMENT
SPEX 2015-0052 Goose Creek Village Animal Hospital DTCI First Referral Comments October 6, 2016 Page 4 1. Site Vicinity Map cc: Kathleen Leidich, Assistant Director, DTCI Lou Mosurak, Senior Coordinator, DTCI
SPEX 2016-0052 Goose Creek Village Animal Hospital (SPEX use to be located in one of the three locations indicated) ATTACHMENT 1
Loudoun County, Virginia Department of Fire, Rescue and Emergency Management 801 Sycolin Road, Suite 200 Leesburg, VA 20175 Phone 703-777-0333 Fax 703-771-5359 Memorandum To: Judi Birkitt, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: October 18, 2016 Subject: Goose Creek Animal Hospital SPEX 2016-0052 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 Ashburn, Station 6 Travel Time 0153-18-6338 4 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 Ashburn, Station 6 6 minutes If you have any questions or need additional information, please contact me at 703-777-0333. c: Project file Teamwork * Integrity * Professionalism * Service
September 16, 2016 MEMORANDUM TO: Judi Burkitt MSC # 60A Planning Division, Building & Development FROM: Mark Sharrer MSC #68 Env. Health Specialist Division of Environmental Health SUBJECT: SPEX-2016-0052 This Department reviewed the package provided to this office and the plat prepared by Bowman Consulting revised 8/8/15, and staff supports approval of the application with the following reservations. - Abandoned wells must be indicated on future plats and labeled with Loudoun County GIS mapping nomenclature. If further information or clarification on the above project is required, please contact Mark Sharrer at 703-737-8392.
October 14, 2016 Judi Birkitt Building and Development 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia 20177-7000 Re: Goose Creek Village Animal Hospital SPEX 2016-0052 Dear Ms. Birkitt: Loudoun Water has reviewed the referenced application and offers no objection to its approval. Public water and sanitary sewer service is available and is contingent upon the developer s compliance with the Authority s Statement of Policy; Rates, Rules and Regulations; and Engineering Design Manual. Should you have any questions, please do not hesitate to contact me at 571-291-7785 or by email at kcarswell@loudounwater.org Sincerely, Kevin Carswell, P.E. Project Engineer
COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING DATE: October 12, 2016 TO: FROM: CC: APPLICATION: PIN, TAX MAP #: Judi Birkitt, Project Manager Land Use Review Brian Wegener, Planner Zoning Administration Michelle Lohr, Deputy Zoning Administrator SPEX 2016-0052, Goose Creek Village Animal Hospital 1 st Submission 153-18-6338, /78//86/////D/ The subject property is zoned PD-CC(CC), Planned Development-Commercial Center (Community Center) under the Revised 1993 Loudoun County Zoning Ordinance and contains steep slopes (Section 5-1508). The property is subject to the concept development plan and proffer statement associated with zoning map amendment ZMAP 2003-0008, Goose Creek Village North, approved July 19, 2005, and the related letter of clarification dated July 13, 2005; and, the concept development plan and proffer statement associated with zoning concept plan amendment ZCPA 2011-0007, Goose Creek Village Proffer Amendment, approved February 7, 2012. The application is submitted to establish a 5,000-square foot Animal Hospital, a special exception use pursuant to Section 4-204(B)(11), to be located in one of three future buildings as highlighted on the special exception plat. Zoning Administration has reviewed the material submitted with the September 12, 2016 Referral Memorandum and offers the following comments. ZONING ADMINISTRATION DIVISION 1 ST REFERRAL COMMENTS 1. The Zoning Ordinance Section to be Modified notes on Sheet 2 should be removed, as the zoning modifications are not proposed with this application. 2. The Provided column on Sheet 3 should indicate the proposed dimensions, with a reference to the zoning map amendment which modified the requirements, as appropriate. 3. Parking calculations should be provided. The special exception use may be parked using the 4/1,000 rate noted on the plat. 4. Notes throughout the application indicate that site information is retrieved from site plan STPL 2007-0005. The applicant should note that site plan amendment SPAM 2013-0097 appears to be the most recent site plan applicable to the property and may have more recent site data. 5. The applicant should note that non-accessory kenneling is not permitted in the zoning district.
GOOSE CREEK VILLAGE RETAIL CENTER SPECIAL EXCEPTION FOR ANIMAL HOSPITAL (SPEX 2016-0052) ~ Statement of Justification ~ September 2016 Goose Creek Retail LLC of Washington, D.C. (the Applicant ) is the Owner of approximately 15.93 acres of land (the Property ) identified in the Loudoun County Land Records as a portion of MCPI# 153-18-6338. The Property is located at the northwest quadrant of the intersection of Belmont Ridge Road and Sycolin Road in the Ashburn Election District. Pursuant to ZMAP 2003-0008, the Property is zoned PD-CC(CC) and approved for the development of approximately 160,000 square feet of community serving retail uses. To date, the Property, known as Goose Creek Village Retail Center, has been developed with commercial uses including a Harris Teeter grocery store, Sunoco convenience store with gas pumps, Walgreens Pharmacy, and a variety of restaurants and personal service uses. In response to interest expressed by a veterinarian desiring to relocate her business from the District of Columbia to Goose Creek Village in Loudoun County, the Applicant is proposing to add Animal Hospital as a use permitted at Goose Creek Village Retail Center. The prospective tenant recently moved to the Willowsford community and plans to locate her veterinarian practice in Loudoun County, preferably at Goose Creek Village Retail Center due to its proximity to existing and developing residential communities in Ashburn. Accordingly, pursuant to Section 4-204(B)(11) of the Revised 1993 Loudoun County Zoning Ordinance ( Zoning Ordinance ), the Applicant hereby seeks to add Animal Hospital as a use permitted to locate at Goose Creek Village Retail Center. Section 6-1309 of the Zoning Ordinance outlines factors for consideration in the review of a special exception (SPEX) request. The following is an analysis of these factors for the proposed Animal Hospital use: (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. Section 4-204(B)(11) of the Zoning Ordinance permits the location of an Animal Hospital in a Community Commercial Center, subject to approval of a special exception by the County ( SPEX Use ). The Property is designated for Business Community uses in the Revised General Plan (RGP). The SPEX Use is proposed to be located in one of the multi-tenant buildings identified as Buildings 3, 8, or 9/10 on Sheet 3 of the Goose Creek Village Retail Center Special Exception for Animal Hospital plan set prepared by Bowman Consulting Group dated August 8, Attachment 4
Goose Creek Village Retail Center Special Exception for Animal Hospital Statement of Justification September 2016 2016 ( SPEX Plat ). Pursuant to the definition of Animal Hospital in the Zoning Ordinance, boarding of animals will be limited to that incidental to the care of animals. The proposed SPEX Use is consistent with the policies of the Revised General Plan policies for location of business supportive uses in areas designated Business Community in the RGP. (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. Pursuant to the approved site plan for Goose Creek Village Retail Center (STPL 2007-0005), the Property was designed in accordance with the approved Proffers for ZMAP 2003-0008 and all applicable County regulations governing light, glare, etc. In an effort to minimize noise and odors associated with the proposed SPEX Use, the Applicant will agree to the following conditions of approval: (a) Soundproofing and adequate ventilation 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 within any building in which the SPEX Use is located; (b) The SPEX Use shall comply with all applicable federal, state, and local regulations regarding animal care and treatment, animal facilities and animal disposal, including without limitation 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; and (c) 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. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Animal Hospital is included in the Special Exception use list for the PD-CC(CC) district and is, therefore, deemed appropriate for integration into a commercial retail center when said use adequately mitigates impacts associated with the use. As indicated above, the SPEX Use is proposed to be located in one of three multi-tenant buildings (Buildings 3, 8, 9/10) approved to be developed in the existing Goose Creek Village Retail Center. The approved site plan for the Property includes Buildings 3, 8, 9/10 and all infrastructure required to support the future buildings and SPEX Use is already in place. (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. Page 2 of 3
Goose Creek Village Retail Center Special Exception for Animal Hospital Statement of Justification September 2016 Goose Creek Village Retail Center is a developed site. Accordingly, impacts to the environmental and natural features were previously evaluated and addressed with ZMAP 2003-0008 and STPL 2007-0005. No new impacts will be generated by the SPEX Use. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Animal Hospital is a complementary service supported by both the employment and service policies of the General Plan and the intent of the PD-CC(CC) District. The SPEX Use will provided needed services for residents of the Ashburn Community and office and retail tenants of Goose Creek Village. (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. All public utilities, roadways and pedestrian facilities are in place to serve the SPEX Use. Sheets 2 and 3 of the SPEX Plat depict the existing conditions and existing facilities. The SPEX Use will have access to and be served by the adjacent public streets and on-site private road network and the extensive pedestrian network that connects Goose Creek Village Retail Center to the adjacent residential communities and the greater Ashburn Community. CONCLUSION Approval of the requested Animal Hospital use will facilitate the relocation of a successful veterinarian business from the District of Columbia to Loudoun County. It will also provide veterinary services in an accessible and modern center proximate to existing and new residential communities in the Ashburn Community. The RGP designates the Property for Business Community Uses and the Zoning Ordinance provides for the location of Animal Hospital uses in the PD-CC(CC) district when adequate facilities and infrastructure exist to serve the use. The proposed SPEX Use is in conformance with the policies of the RGP and the requirements of the Zoning Ordinance. Accordingly, the Applicant hereby requests a recommendation of approval of the SPEX Use from staff and the Planning Commission and approval of said application by the Board of Supervisors. Page 3 of 3
Via Electronic Mail & Hand Delivery November 7, 2016 Judi McIntyre Birkitt, AICP Senior Planner Department of Planning & Zoning 1 Harrison Street, SE, 3rd Floor Leesburg, Virginia 20175 RE: Goose Creek Village Animal Hospital (SPEX 2016-0052) Response to Referral Comments Dear Judi: On behalf of Goose Creek Retail LLC ( Applicant ), we hereby submit responses to the first referral comments for the above-referenced special exception application as discussed below and shown on the enclosed Goose Creek Village Retail Center Special Exception for Animal Hospital (SPEX 2016-0052) plan set ( Plan Set ). Community Planning 1. Please specify the maximum proposed size of the Animal Hospital. Response: The maximum size of the proposed Animal Hospital (5,000 S.F maximum) has been added to the Site Tabulations & Zoning Ordinance Requirements table on Sheet 3 of the Plan Set. Zoning 1. The Zoning Ordinance Section to be Modified notes on Sheet 2 should be removed, as the zoning modifications are not proposed with this application. Response: The title of the zoning modifications chart on Sheet 2 of the Plan Set has been changed to Approved Zoning Modifications (ZMAP 2003-0008) to indicate the modifications were previously approved for the project. 2. The Provided column on Sheet 3 should indicate the proposed dimensions, with a reference to the zoning map amendment which modified the requirements, as appropriate. Response: The Provided column on Sheet 3 of the Plan Set has been revised as requested. 3. Parking calculations should be provided. The special exception use may be parked using the 4/1,000 rate noted on the plat. Response: The parking calculations tabulation has been revised as requested. 101 South Street, SE, Leesburg, Virginia 20175 p: 703.443.2400 f: 703.443.2425 www.bowmanconsulting.com Attachment 5
Ms. Judi McIntyre Birkitt, AICP Goose Creek Village Animal Hospital (SPEX 2016-0052) November 7, 2016 Page 2 of 2 4. Notes throughout the application indicate that site information is retrieved from site plan STPL 2007-0005. The applicant should note that site plan amendment SPAM 2013-0097 appears to be the most recent site plan applicable to the property and may have more recent site data. Response: The relevant Notes have been revised as requested. 5. The applicant should note that non-accessory kenneling is not permitted in the zoning district. Response: New Note 3 on Sheet 3 of the Plan Set has been added to prohibit non-accessory kenneling of animals. As requested, we have enclosed fourteen (14) copies of the revised Plan Set dated November 1, 2016. Please let me know if you need any additional information or materials for the Planning Commission Public Hearing. Thank you for your continued assistance in this matter. With best regards, BOWMAN CONSULTING GROUP, LTD. Jamie E. (Packie) Crown Principal Enclosures cc: Allan McKelvie John Paltineanu
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