Board of Supervisors Public Hearing - Granicus

Date of Hearing: September 13, 2017

# 10 BOARD OF SUPERVISORS

PUBLIC HEARING

STAFF REPORT

SUBJECT: ZRTD-2016-0014, Prospect Industrial Park Lot 3

ELECTION DISTRICT: Broad Run

CRITICAL ACTION DATE: January 30, 2018

STAFF CONTACTS: Steve Barney, Project Manager, Planning and Zoning Ricky Barker, AICP, Director, Planning and Zoning

APPLICANT: Jennifer Boggess, Loudoun Investments LLC

PURPOSE: A Zoning Conversion (ZRTD) application to convert 2.54 acres within the Route 28 Taxing District west of Moran Road from the PD-IP (Planned Development – Industrial Park) zoning district under the 1972 Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance to allow for the development of a wider range of commercial uses permitted in the newer ordinance and as may be amended in the future.

RECOMMENDATIONS:

Planning Commission: At the Planning Commission (Commission) Public Hearing on July 25, 2017, the Commission forwarded (9-0) the application to the Board of Supervisors (Board) with a recommendation of approval. Staff: Staff supports the Board’s approval of the application, subject to the Proffer Statement dated August 25, 2017 (Attachment 1) and based on the Findings for Approval (Attachment 2). Staff has concluded that the proposal is consistent with the Revised General Plan (Plan) policy that encourages property owners within the Route 28 Taxing District to convert to the Revised 1993 Zoning Ordinance.

The County Attorney's Office has reviewed the Proffer Statement. The application is ready for action.

Item # 10, ZRTD-2016-0014, Prospect Industrial Park Lot 3 Board of Supervisors Public Hearing

September 13, 2017

APPLICATION INFORMATION:

APPLICANT: Loudoun Investments Jennifer Boggess 18294 Blueridge Mountain Road Bluemont, VA 20135 703-628-3203 [email protected]

REPRESENTATIVE: Loudoun Investments Andrew Boggess 45034 Underwood Lane, Suite 100 Sterling, VA 20166 703-929-6759 [email protected]

PARCELS/ACREAGE:

Tax Map Number PIN ACREAGE ADDRESS

/94///6/////3/ 045-45-1285 2.54 acres 44819 Acacia Lane

ACCEPTANCE DATE: January 30, 2017

LOCATION: South side of Acacia Lane (Route 865), west of Moran Road (Route 634), and east of Randolph Drive (Route 1072), at 44819 Acacia Lane

ZONING ORDINANCE: 1972

EXISTING ZONING: PD-IP (Planned Development – Industrial Park) Route 28 Taxing District AI (Airport Impact) Overlay District, between the Ldn 60-65 and outside of but within one (1) mile of the Ldn 60 aircraft noise contours

POLICY AREA: Suburban Policy Area (Sterling Community)

PLANNED LAND USE: Route 28 Business uses at a recommended floor area ratio (FAR) of 0.4 to 1.0.

CONTEXT:

Location/Site Access – The subject property is located at 44819 Acacia Lane. Access will continue to be provided via a full-movement site entrance on Acacia Lane.

Existing Conditions – The site is developed with an existing one-story building and parking. The building is occupied with flex-industrial uses.

Surrounding Properties – Adjacent properties have been developed with other flex-industrial buildings. The property located to the west has received conditional approval for a site plan to construct a Hindu temple. Adjacent properties to the north and east are subject to the 1972 Zoning Ordinance, the adjacent property to the south is subject to the 1993 Zoning Ordinance, and the property located to the west is subject to the Revised 1993 Zoning Ordinance.

Directions – From Leesburg, take East Market Street and then continue on Route 7 East for approximately eight miles. Take the Route 28 exit and follow Route 28 for approximately two

mailto:[email protected]



September 13, 2017

miles. Exit onto Waxpool Road (Route 625 West) toward Ashburn. Proceed approximately one-half mile and turn left on Broderick Drive. Proceed 0.9 mile and turn right on Moran Road. Proceed 0.1 mile and turn right on Acacia Lane. The subject site is located on the left side of the street at 44819 Acacia Lane.

Figure 1: Vicinity Map

PROPOSAL: The applicant is seeking to convert 2.54 acres within the Route 28 Taxing District from the PD-IP zoning district under the 1972 Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance. The approval of the application would allow for the development of all principal and accessory uses permitted in the PD-IP zoning district under the newer zoning ordinance.

BACKGROUND: The subject property is located within the Route 28 Taxing District, which generates funds for large-scale transportation improvements to Route 28. In accordance with Virginia State Code, property owners in the Route 28 Taxing District are not subject to County-initiated changes to the Zoning Ordinance, but may opt into the current zoning ordinance by request. As such, this property is currently regulated by the 1972 Zoning Ordinance. The property has not been the subject of any previous administrative or legislative applications.


September 13, 2017

The applicant has not held any community meetings. There are no public comments regarding the application on Loudoun Online Land Application System (LOLA). Staff received one phone call from an adjacent business owner regarding existing parking issues but not identifying specific concerns regarding the ZRTD application. Staff has received no email or in-person comments regarding this application. Documents associated with this application can be viewed online on LOLA at www.loudoun.gov/lola; search “ZRTD-2016-0014.”

Planning Commission: The Commission held a public hearing on the application on July 25, 2017. No members of the public spoke regarding the applications. The Commission asked whether there were any sidewalks or trails proposed in the vicinity of the subject property. Staff responded that no sidewalks or trails are currently planned. The Commission forwarded (9-0) the application to the Board with a recommendation of approval.

OUTSTANDING ISSUES: Staff has identified no outstanding issues with the applications.

POLICY ANALYSIS:

Zoning Map Amendment Petition (ZMAP) Criteria for Approval - Zoning Ordinance Section

6-1210(E) of the Revised 1993 Zoning Ordinance states that if an application is for a reclassification of property to a different zoning district classification on the Zoning Map, the Planning Commission shall give reasonable consideration to six (6) factors or criteria for approval. These criteria for approval are organized below by category, followed by Staff’s analysis.

A. Land Use:

ZO §6-1210(E)(1) Appropriateness of the proposed uses based on the Comprehensive Plan, trends in growth and development, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies and the encouragement of the most appropriate use of land throughout the locality.

Analysis – There are no outstanding land use issues. The Plan supports the conversion of properties in the Route 28 Taxing District to the Revised 1993 Zoning Ordinance.

The site is located within the Sterling Community of the Suburban Policy Area. The property is designated for Route 28 Business uses. This designation supports up to 100 percent office and flex uses with FARs ranging from 0.4 to 1.0.

B. Compatibility:

ZO §6-1210(E)(2) The existing character and use of the subject property and suitability for various uses, compatibility with uses permitted and existing on other property in the immediate vicinity, and conservation of land values.

Analysis – There are no outstanding compatibility issues. The range of uses allowed in the proposed PD-IP zoning district under the Revised 1993 Zoning Ordinance is compatible with uses in the vicinity. Properties located to the north, east, and west are zoned PD-IP, and the property located to the south is zoned PD-GI (Planned Development – General Industry).


September 13, 2017

C. Environmental and Heritage Resources:

ZO §6-1210(E)(5) Potential impacts on the environment or natural features including but not limited to wildlife habitat, wetlands, vegetation, water quality (including groundwater), topographic features, air quality, scenic, archaeological, and historic features, and agricultural and forestal lands and any proposed mitigation of those impacts.

Analysis – The site is developed with an existing flex-industrial building and parking lot, and the applicant’s proposal does not include disturbance to any green infrastructure elements. No heritage resources are located on the property.

D. Transportation:

ZO §6-1210(E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district [emphasis added].

Analysis – There no outstanding transportation issues. Consistent with the streamlined review process for zoning conversions in the Route 28 Taxing District, the applicant has submitted the County’s “Traffic Statement for Route 28 ZMAP Applications to the Current Zoning Ordinance” (also known as the “Route 28 Generalized Traffic Statement”). This generalized traffic statement provides current and future conditions of major roads and intersections in the area.

In its review of the application, the Department of Transportation and Capital Infrastructure (DTCI) noted that the proposed conversion could result in a slight increase in AM and PM peak hour trip generation because of the higher FAR permitted under the current version of the Zoning Ordinance, if the property were to be redeveloped. The applicant has not indicated that the property will be redeveloped in the future. Due to the fact that no specific, future land use has been identified (as is typical of ZRTD applications), DTCI referral comments did not include specific observations and recommendations regarding traffic impacts for the proposed conversion.

Acacia Lane is a two-lane undivided local secondary roadway. While the Bicycle and Pedestrian Mobility Master Plan does not identify Acacia Lane as a “Baseline Connecting Roadway,” the plan does note that five-foot sidewalks are called for along both sides of local secondary roadways. Currently, there are no existing sidewalks or trails along either side of Acacia Lane in the vicinity of the site. During review of the application, DTCI did not recommend that the applicant provide a sidewalk, trail, or additional right-of-way dedication (as is typical of ZRTD applications). Should the property redevelop, site plan review would include any applicable sidewalk requirements.

E. Fiscal Impacts:

ZO §6-1210(E)(4) The requirements for airports, housing, schools, parks, playgrounds, recreational areas and other public services.

Analysis – There is no discernible, immediate fiscal impact on County expenditures attributed to the proposed zoning conversion. Non-residential uses such as the uses permitted in the PD-IP zoning district typically generate more revenue than they require in public expenditures. The Department of Economic Development notes that the conversion of the property to the current zoning ordinance allows for additional uses not otherwise permitted under the 1972 Zoning


September 13, 2017

Ordinance. This conversion grants additional flexibility for the property owner to respond to current market demands.

F. Public Utilities/Public Safety:

ZO §6-1210(E)(3) Adequacy of sewer and water, transportation, and other infrastructure to serve the uses that would be permitted on the property if it were reclassified to a different zoning district. (6) The protection of life and property from impounding structure failures [emphasis added].

Analysis – Adequate facilities exist to serve the range of PD-IP uses permitted under the Revised 1993 Zoning Ordinance. The subject property is served by public water and sewer, provided by Loudoun Water. Residential uses are not permitted within the proposed PD-IP zoning district; therefore, the rezoning would not generate the need for schools, libraries, and other public facilities that are typically associated with residential uses.

ZONING ANALYSIS: The property is zoned PD-IP and is administered under the 1972 Zoning Ordinance. The property is located within the Route 28 Taxing District and Route 28 Corridor Business Optional Overlay District. The County approved a site plan (STPL-2000-0010, Prospect Industrial Park Lot 3) for the property on August 23, 2000.

DRAFT MOTIONS:

1. I move that the Board of Supervisors forward ZRTD-2016-0014, Prospect Industrial Park Lot 3, to the October 3, 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 ZRTD-2016-0014, Prospect Industrial Park Lot 3, subject to the Proffer Statement dated August 25, 2017, and based on the Findings for Approval as provided in Attachments 1 and 2 to the September 13, 2017, Board of Supervisors Public Hearing Staff Report.

OR

3. I move an alternate motion.

ATTACHMENTS:

1. Proffer Statement (August 25, 2017) 2. Findings for Approval 3. Concept Development Plan (August 23, 2017) 4. Statement of Justification 5. Review Agency Comments

Attachment 1

FINDINGS FOR APPROVAL

ZRTD-2016-0014, Prospect Industrial Park Lot 3

July 26, 2017

1. The conversion of the subject property to the Revised 1993 Zoning Ordinance is supported by thepolicies of the Revised General Plan.

2. The range of permitted and special exception uses in the proposed PD-IP zoning district underthe Revised 1993 Zoning Ordinance are compatible with the surrounding existing PD-IP uses.

3. Adequate utility, water and sewer, and other public facilities exist to serve the range of PD-IPuses permitted under the Revised 1993 Zoning Ordinance.

Attachment 2

Attachment 3

ZRTD-2016-0014, Prospect Industrial Park Lot 3Statement of Justification

Attachment 4

County of Loudoun

Department of Planning and Zoning

MEMORANDUM

DATE: February 21, 2017

TO: Steve Barney, Project Manager Land Use Review

FROM: Kelly Williams, Planner III Community Planning

SUBJECT: ZRTD 2016-0014, Prospect Industrial Park Lot 3

EXECUTIVE SUMMARY The applicant, Loudoun Investments is requesting a Zoning Conversion (ZRTD) from the 1972 Zoning Ordinance to the amended Revised 1993 Zoning Ordinance for Lot 3 of the Prospect Industrial Park.

The 2.54 acre parcel, is governed by the policies of the Revised General Plan and is located in the Sterling Community of the Suburban Policy Area. The property is considered under the Route 28 Business policies of the Plan and designated for business uses.

Converting property into the Revised 1993 Zoning Ordinance is consistent with the goals of the Comprehensive Plan. Staff recommends approval of the application.

BACKGROUND The property is located on the south side of Acacia Lane (Route 865), east of Randolph Drive and northwest of Moran Road. Surrounding uses include the United States Post Office facilities to the west, and various flex industrial uses to the north, south and east.

COMPLIANCE WITH THE COMPREHENSIVE PLAN The subject site is governed by the Route 28 Business policies outlined in Loudoun County’s

Revised General Plan (RGP) and is located within the Sterling Community of the Suburban Policy Area and within the Route 28 Highway Improvement Transportation District (RGP,

ZRTD-2016-0014, Prospect Industrial Park Lot 3 Referral Agency Comments

Attachment 5

ZRTD 2016-0014 Prospect Industrial Park

Community Planning First Referral February 21, 2017

Page 2

Chapter 6, Suburban Community Boundaries Map and Route 28 Corridor Plan Planned Land Use Map). The application has been reviewed under the Revised General Plan Economic Development Policies of Chapter 4, Suburban Policies and the Route 28 Business Policies of Chapter 6, the Green Infrastructure policies of Chapter 5, and the Design Guidelines of Chapter 11. ANALYSIS & RECOMMENDATION The County envisions the Route 28 Corridor as a major economic and employment center with predominately commercial development within distinct land development patterns (RGP, Chapter 6, Route 28 Corridor Plan, Land Use Text). The Route 28 Corridor Plan Land Development Patterns Map identifies the subject site as suitable for Route 28 Business uses which supports up to 100% office and flex uses with floor area ratios (FAR) between 0.4 to 1.0 (RGP, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, Policy 1 and 8). The Plan provides policy direction encouraging property owners within the Route 28 Tax District to convert to the Revised 1993 Zoning Ordinance in order to provide consistent development patterns within the District. The Plan states: “The County will look at developing incentives to encourage Route 28 Tax District landowners to opt into the revised zoning ordinance” (RGP, Chapter 4, Economic Development Policy 14). While the PD-IP zoning district allows for uses envisioned for the Route 28 Business areas, the PD-IP district does not necessarily maximize the development potential envisioned for Route 28 Business areas. The County encourages Route 28 Tax District landowners to rezone to appropriate zoning districts in the revised zoning ordinance that are consistent with the County’s overall land use vision (RGP, Chapter 6, Route 28 Corridor Plan, General Policy 22). Staff encourages the Applicant to consider developing under the Route 28 Corridor Business (CB) Optional Overlay District that permits a 0.6 Floor Area Ratio by-right and up to a 1.0 Floor Area Ratio with incentive elements to maximize the property’s development potential. Other incentives include higher permitted lot coverage, reduced setbacks, parking space requirement reduction for structured parking, and others. Plan policies support the proposed conversion and Community Planning Staff recommends approval.

cc: Ricky Barker, AICP, Director, Planning and Zoning (via email) Chris Garcia, AICP, Community Planning, Program Manager via e-mail (via email)

DATE: May 30, 2017 TO: Steve Barney, Project Manager FROM: Mark A. Depo, Senior Planner, Zoning Administration CC: Chris Mohn, Deputy Zoning Administrator

APPLICATION: ZRTD-2016-0014, Prospect Industrial Park, 2nd Submission Referral TAX MAP & PIN: /94///6/////3/ 045-45-1285 (Property)

Zoning Administration has reviewed the 2nd submission of the rezoning ZRTD-2016-0014 application including the materials identified on the transmittal sheet dated April 28, 2017. ZRTD-2016-0014 CONCEPT DEVELOPMENT PLAN

Sheet 1 of 2:

1. Be advised that this referral applies solely to the requested ZRTD and does not imply or otherwise constitute approval of any existing uses and/or improvements, as such existing conditions are not subject to either review or approval with this application. Moreover, neither this referral nor approval of the ZRTD application constitutes a determination regarding the legality or permissibility of any potential future use and/or improvement on the Property. As such, the following note must be added to the existing conditions plan:

“The uses and/or improvements shown as existing conditions are for information purposes only and are not subject to review or approval with the ZRTD application. The existing conditions information is not intended to limit permitted or special exception uses on the Property or the permitted square footage of such uses and related improvements. Approval of the ZRTD application does not imply or otherwise constitute approval of the existing uses and/or improvements on the Property or any future uses and/or improvements.”

2. Be advised, the parking approved with STPL-2000-0010 was calculated at 1 parking space

per employee on the major work shift (36 parking spaces) and with the conversion to the Revised 1993 Loudoun County Zoning Ordinance (Zoning Ordinance), the parking required for industrial/manufacturing use is 2 parking space per 1,000 sq. ft. of GFA plus any required spaces for office, sales or similar space. Therefore, any future change of use to a use that requires a greater number of parking spaces than the approved/required 36 parking spaces may require an amendment to STPL-2000-0010 and/or an adjustment to parking requirements per Zoning Ordinance Section 5-1102(F).

3. In the title block, revise sheet number from “Sheet 1 of 1” to “Sheet 1 of 2.”

COUNTY OF LOUDOUN

DEPARTMENT OF PLANNING AND ZONING

ZONING ADMINISTRATION REFERRAL

ZRTD 2016-0014, Prospect Industrial Park, 2nd Sub. Referral May 30, 2017

Page 2

4. In the title block, remove the statement, “Land Development Application No. STPL-2000-

0010” and add “Existing Conditions” above “Prospect Industrial Park.” PROFFER STATEMENT

5. Zoning Administration recommends including “as amended” following references to the

Revised 1993 Loudoun County Zoning Ordinance. Be advised, the proffers are voluntary and it is ultimately the applicant’s prerogative to convert to the ordinance “as amended” or as it exists on the date of ZRTD approval.

DATE: March 3, 2017 TO: Steve Barney, Project Manager FROM: Mark A. Depo, Senior Planner, Zoning Administration

APPLICATION: ZRTD-2016-0014, Prospect Industrial Park, 1st Submission Referral TAX MAP & PIN: /94///6/////3/ 045-45-1285 (Property)

The Property is zoned Planned Development- Industrial Park (PD-IP) administered under the 1972 Loudoun County Zoning Ordinance (Zoning Ordinance). The Property is located within the Route 28 Tax District and Route 28 Corridor Business Optional Overlay District. The Property is subject to Site Plan STPL-2000-0010, Prospect Industrial Park Lot 3, approved on August 23, 2000. Zoning Administration has reviewed the 1st submission of the rezoning ZRTD-2016-0014 application including the materials identified on the transmittal sheet dated January 30, 2017. A Proffer Statement was not provided for review. ZRTD-2016-0014 CONCEPT DEVELOPMENT PLAN

Sheet 1 of 2:

1. Rename the title block from “As-Built Improvement Survey Site Plan” to “ZRTD-2016-0014 Cover Sheet.” The application under review is not a site plan application.

2. Remove “As-Built Storm Water Management Pond” title and table. 3. Remove General Notes 5 regarding project description. This note is not relevant to the ZRTD

application and the property is currently developed. 4. Remove General Note 9 regarding construction requirements. This note is not relevant to the

ZRTD application and the property is currently developed. 5. Remove General Note 10 regarding utility locations. This note is not relevant to the ZRTD

application and the property is currently developed. 6. Remove General Note 11 regarding water and sewer service. This note is not relevant to the

ZRTD application and the property is currently developed. 7. Remove General Note 12 regarding erosion and sediment controls. This note is not relevant

to the ZRTD application and the property is currently developed. 8. Remove comment “Refer to Page 2 (General Notes).” The notes being referenced are already

provided on Sheet 1 and are not needed on Sheet 2. 9. Add Lot Requirements and Building Requirements notes per Zoning Ordinance Section 4-

500.

COUNTY OF LOUDOUN



ZRTD 2016-0014, Prospect Industrial Park, 1st Sub. Referral March 3, 2017

Page 2

Sheet 2 of 2:

10. What is the purpose of Sheet 2? Update the title block to state “ZRTD-2016-0014” and

purpose of sheet. 11. Relocate the Vicinity Map to Sheet 1. 12. Remove all General Notes. (See comment 8 above) 13. Remove Approval Block for STPL-2000-0010. The application under review is not a site

plan application. 14. Remove Index. The application under review is not a site plan application and the sheets

and descriptions referenced are not provided with or needed for ZRTD-2016-0014. 15. In the title block, revise sheet number from “Sheet 1 of 10” to “Sheet 2 of 2.”

Other:

16. Be advised, Zoning Ordinance Section 4-503(FF) lists “Motor vehicle service and repair,

light” as a permitted use and not “Light Auto Work”, as referenced in the applicants December 29, 2016 letter. If ZRTD-2016-0014 is approved and the Property is zoned PD-IP under the Revised 1993 Loudoun County Zoning Ordinance, to commence a “Motor vehicle service and repair, light” use at the Property may require Site Plan approval (Section 6-700) and requires Zoning Permit issuance (Section 6-1000).

COUNTY OF LOUDOUN



DATE: May 12, 2017 TO: Steve Barney, Project Manager, Planning and Zoning FROM: Daniel Csizmar, Proffer Program Manager, Planning and Zoning CASE NUMBER AND NAME: ZRTD-2016-0014, Prospect Industrial Park Lot 3 Proffer Statement Referral Comments

I have reviewed the proposed proffer statement for ZRTD-2016-0014, Prospect Industrial Park Lot 3, and have the following recommended edits. Please consider revising the proffer statement to provide, Loudoun Investments, LLC (the "Owner"), the owner of the property described as Loudoun County PIN #045-45-1285 (Tax Map /94///6/////3/) (the "Property"), more fully depicted on the Concept Development Plan identified in Proffer 1, below, on behalf of itself and its successors in interest, hereby voluntarily proffer, pursuant to § 15.2-2303 of the Code of Virginia (1950) as amended and § 6-1209 of the Revised 1993 Loudoun County Zoning Ordinance (the "Zoning Ordinance"), that in the event the Property is rezoned by the Loudoun County Board of Supervisors (the "County") to the PD-IP (Planned Development-Industrial Park) zoning district, administered under the Revised 1993 Loudoun County Zoning Ordinance, as may be amended from time to time, as substantially set forth on the Rezoning Plat referenced in Proffer 1 below dated [insert revision date], the development of the Property shall be in substantial conformance with the following conditions (“Proffers”). These proffer conditions are the only conditions offered on this rezoning application, and any prior conditions applicable to the Property are hereby declared void and of no effect, provided that these proffers shall become effective only upon final approval of this Zoning Map Amendment application, ZRTD 2016-0014, submitted by the Owner. A. CONCEPT DEVELOPMENT PLAN

The development of the Property shall be in substantial conformance with Sheet 2 of 2, of the plan titled [Insert Title Here], dated [Insert Date Here], with revisions through [Insert Date here], prepared by Wolford and Chen, P.C. The Rezoning Plat, and any matters shown on any other sheets referenced on Sheet 2, shall control the general development, layout and configuration of the Property, provided that all requirements and use limitations of the PD-IP zoning district of the Revised 1993 Zoning Ordinance, as may be amended from

time to time, must be complied with and will take precedence over the Rezoning Plat. Please let me know if you have any further questions regarding my referral comments. Thank You.

County of Loudoun

Department of Transportation and Capital Infrastructure

MEMORANDUM

DATE: March 15, 2017 TO: Steve Barney, Project Manager

Department of Planning and Zoning FROM: Rory L. Toth, CZA/CTM, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZRTD 2016-0014 – Prospect Industrial Park

First Referral

Background

This Zoning Map Amendment in the Route 28 Tax District (ZRTD) proposes to rezone approximately 2.54 acres from the PD-IP (Planned Development – Industrial Park) zoning district under the 1972 Loudoun County Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance (Zoning Ordinance). The site is located within the Metrorail Service District and located directly east of the VA Route 606 Airport Station Service District. The site is located on the south side of Acacia Lane (VA Route 865), east of Randolph Drive (VA Route 1072), approximately 0.20 miles from its intersection with Moran Road (VA Route 634). The site is currently developed with an industrial building and access to the site will continue to be served via a driveway onto Acacia Lane. A vicinity map is provided as Attachment 1. This review is based on materials received from the Department of Planning and Zoning on January 31, 2017, including (1) an information sheet, dated January 30, 2017; (2) a Statement of Justification dated December 29, 2016; (3) Annotated Concept Development Plan (CDP) (“ZRTD Plat”) prepared by Wolfred & Chen, P.C., revised through January 5, 2017; and (4) the Generalized Traffic Statement for Zoning Map Amendment Applications in the Route 28 Tax District, revised July 2012 (commonly referred to as the “Route 28 Generalized Traffic Statement”), which reviews and compares the traffic impacts of various land uses under the 1972, 1993 and Revised 1993 Zoning Ordinances. Compliance with the Countywide Transportation Plan

The site is located within the Suburban Policy Area (Ashburn Community). The transportation network is specifically governed by the policies of Countywide Transportation Plan (2010 CTP) and the Bicycle & Pedestrian Mobility Master Plan (2003 Bike & Ped Plan). The Department of Transportation and Capital Infrastructure’s (DTCI’s) assessment of the transportation network is based on review of existing, planned and programmed transportation facilities, review of the Route 28 Generalized Traffic Statement, and applicable County policies.

ZRTD 2016-0014 – Prospect Industrial Park DTCI First Referral Comments

March 15, 2017 Page 2

Existing, Planned and Programmed Transportation Facilities

The site is located on the southern side of Acacia Lane, east of Randolph Drive, approximately 0.20 miles from its intersection with Moran Road. 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. Acacia Lane (VA Route 865) is a two-lane undivided local secondary roadway that runs generally in an east-west direction, ending in a cul-de-sac, which provides access to the subject site. Acacia Lane is under stop-control at its intersection with Moran Road. According to 2015 Daily Traffic Volume Estimates from VDOT, Acacia Lane carries approximately 1,500 vehicles per day. Acacia Lane is not referenced as a “Baseline Connecting Roadway” in the 2003 Bike & Ped Plan. However, per the 2003 Bike & Ped Plan (Chapter 4, Walkways & Sidewalks Policy 2a), five-foot sidewalks are called for along both sides of local/secondary roadways such as Acacia Lane. Currently, there are no existing sidewalks and/or trails along either side of Acacia Lane in the vicinity of the site. Review of Traffic Statement for Route 28 ZMAP Applications to the Current Zoning Ordinance

The “Route 28 Generalized Traffic Statement” included with this application (provided as Attachment 2) was approved by the Board of Supervisors on May 20, 2008 and revised in July 2012. The purpose of this generalized traffic statement is to expedite the processing of “zoning conversion” (ZRTD) applications. The preparation and scoping of a separate traffic study requires additional time and expense prior to the acceptance of rezoning and special exception applications at the initial checklist stage. The use of a “ready-made” generalized traffic statement, which the Applicant includes with the initial application submittal, helps to facilitate this process. DTCI notes that the Route 28 Generalized Traffic Statement was primarily intended for conversion applications within the PD-OP and PD-IP zoning districts. The Route 28 Generalized Traffic Statement indicates that the intersection of Waxpool Road (VA Route 625) and Pacific Boulevard (VA Route 1036) (the nearest intersection to the site included in the generalized traffic statement) operated at LOS C and D during the AM and PM peak period, respectively, based on traffic data from the 2010-2011 timeframe. The generalized traffic statement also states that in 2015 this intersection would operate at LOS D and E in the AM and PM peak period, respectively. Trip Generation from Proposed Development

The first referral of the application did not provide any draft proffers which limit the development on the site to any particular use. Using the most conservative traffic generating use, (i.e. office), under the 1972 Zoning Ordinance, it allows for up to a 0.4 FAR of PD-IP uses by-right, which could yield approximately 44,257 square feet of FAR on the 2.54-acre site. Utilizing the same most conservative traffic generating use, (i.e. office), under the Revised 1993 Loudoun County Zoning Ordinance it allows 0.6 FAR of PD-IP uses by-right, which would yield approximately



66,385 square feet of FAR on the 2.54-acre site. Based on the trip rates published in the Institute of Transportation Engineers’ (ITE) Trip Generation Report, 9th Edition, DTCI has developed the following table to show a comparison of trips potentially generated by the most intense traffic generating use (i.e. office) allowed under the 1972 Zoning Ordinance versus office uses allowed under the Revised 1993 Zoning Ordinance. As shown in Table 1 above, the existing 1972 Zoning Ordinance could permit up to 100% office uses of up to 44,257 square feet or 0.4 FAR on the site by-right. Alternatively, the site could permit up to 66,385 square feet or 0.6 FAR on the site by-right under the Revised 1993 Zoning Ordinance. Therefore, this conversion could yield 35 more AM peak hour, 33 more PM peak hour, and 243 more daily vehicular trips than the existing PD-IP zoning on the property. Transportation Comments and Recommendations

DTCI staff has reviewed the Applicant’s submitted materials and has the following comments: 1. The specific uses proposed with this application have not been detailed. DTCI understands

that zoning conversions typically do not involve a specified land use and that the Board of Supervisors wishes to facilitate the conversions by not requiring detailed plans and studies. Therefore, DTCI is not making specific observations and recommendations regarding traffic impacts for this proposed conversion.

2. Due to the absence of specific development information, the Applicant’s concept development plan cannot be evaluated for specific transportation improvements. Therefore, it is unclear what site-specific transportation related improvements may be needed.

3. DTCI recommends that the CDP (plan set) be revised to include a note that states that the

subject property is located within the Metrorail Service District. Conclusion

Due to the general nature of this type of proposal, DTCI has provided comments for information only and, therefore, has no overall recommendation on this ZRTD application.

Table 1-Trip Generation Comparison for Prospect Industrial Park

Maximum Permitted By-Right Uses in the PD-IP Zoning District ITE Code AM Peak PM Peak Weekday

Total Revised 1993 Zoning Ordinance 0.6 FAR 100% Office –66,385 SF

710

104

99

732

1972 Zoning Ordinance 0.4 FAR 100% Office –44,257 SF

710

69

66

489

Net Difference (Revised 1993 Zoning Ordinance minus 1972 Zoning Ordinance)

+35 +33 +243



ATTACHMENTS

1. Site Vicinity Map 2. Route 28 Generalized Traffic Statement, Revised July 2012 cc: Kathleen Leidich, AICP, Assistant Director, DTCI

Lou Mosurak, AICP, Senior Coordinator, DTCI

March 10, 2017

ZRTD 2016-0014 – Prospect Industrial Park

ATTACHMENT 1

SITE

Loudoun County Print Map

biz.loudoun.gov

DATE: March 9, 2017 TO: Steve Barney, Project Manager, Department of Planning and Zoning

FROM: Buddy Rizer, Executive Director, DED

Prepared By: George Hoddinott, Development Process Manager, DED

SUBJECT: Prospect Industrial Park, ZRTD 2016-0014

______________________________________________________________________________

The Department of Economic Development’s (DED) analysis of the above applications are detailed below in the following sections.

Applicant Proposal

1. A Zoning Map Amendment to rezone approximately 2.5 acres from PD-IP governed by the 1972 Zoning Ordinance to PD-IP governed by the Revised 1993 Zoning Ordinance

DED Response

Conversion of the property to the Revised 1993 Zoning Ordinance allows for additional uses not otherwise permitted under the 1972 Zoning Ordinance, which grants additional flexibility for the property owner and potential developers to respond to current market demands. Please contact George Hoddinott, [email protected] or 703-737-8274, for any follow-up questions or concerns.


Board of Supervisors Public Hearing - Granicus

Documents

Transcript of Board of Supervisors Public Hearing - Granicus