County of Loudoun...Department of Planning MEMORANDUM . DATE: October 18, 2011 . TO: Marchant...

County of Loudoun

Department of Planning

MEMORANDUM

DATE: October 18, 2011

TO: Marchant Schneider, Project Manager

Senior Planner, Land Use Review FROM: Marie Genovese, AICP

Planner III, Community Planning

SUBJECT: ZRTD 2011-0005 & SPEX 2011-0022, 21550 & 21580 Beaumeade Circle

EXECUTIVE SUMMARY The applicant, MUSREF Beaumeade Circle LP is requesting a Zoning Conversion (ZRTD) from the 1972 Zoning Ordinance to the Revised 1993 Zoning Ordinance for the subject property. The applicant is also requesting a Special Exception (SPEX) to allow for 100% office and data center uses within two existing buildings within the PD-IP zoning district of the Revised 1993 Zoning Ordinance. The approximately 10.16 acre parcel, located within the Beaumeade Corporate Park is governed by the policies of the Revised General Plan and the Dulles North Area Management Plan. The site is located in the Ashburn Community of the Suburban Policy Area and designated for business uses. The property is considered under the Route 28 Business policies of the Plan. Converting property into the Revised 1993 Zoning Ordinance is consistent with the goals of the Comprehensive Plan. Development of 100% office use is also consistent with the policies of the Plan. However, should the existing buildings be expanded or reconstructed to accommodate additional square footage, commitments that fully demonstrate substantial conformance to the design standards for Route 28 Business uses is expected. BACKGROUND MUSREF Beaumeade Circle LP has submitted an application for a Zoning Conversion to convert a parcel within Beaumeade Corporate Park from Planned Development Industrial Park (PD-IP) under the 1972 Zoning Ordinance to PD-IP in the Revised 1993 Zoning Ordinance. The applicant is also seeking a Special Exception for the property to permit 100% office and data center uses. The site has been developed as part of Beaumeade Corporate Park which was designed as a unified industrial park comprised of approximately 60 lots connected by a coordinated road system. The park has unified signage identifying its boundaries and landscaping that

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ZRTD 2011-0005, SPEX 2011-0022 21550 & 21580 Beaumeade Circle Community Planning First Referral

October 18, 2011

provides the park with a campus style appearance. The park was originally envisioned as an industrial park, however over time more office and retail uses have been included.

There have been several Special Exceptions associated with the overall Beaumeade Corporate Park that allow office and flex office/industrial/warehousing. Other uses approved in the park are civic in nature, such as churches and schools. All development within Beaumeade Corporate Park is subject to architectural, landscape and signage guidelines and must obtain approval from the Beaumeade Corporate Park Architectural Review Committee. The subject property is approximately 10.16 acres and currently has two buildings constructed on site. The property is located on Beaumeade Circle at its intersection with Guilford Drive with the W&OD Trail to the north and Loudoun County Parkway to the east (see Vicinity Map). As the proposed uses will be located within existing buildings, the applicant is not proposing any site disturbance with this

application and will not impact any environmental features. COMPLIANCE WITH THE COMPREHENSIVE PLAN The subject site is governed by the Route 28 Business policies outlined in Loudoun County’s Revised General Plan and is located within the Ashburn Community of the Suburban Policy Area and within the Route 28 Highway Improvement Transportation District (Revised General

Plan, 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 Suburban Policies of Chapter 6 and the newly adopted Route 28 Business Policies of the Route 28 Corridor Plan (adopted March 15, 2011) as well as the Design Guidelines of Chapter 11. LAND USE ANALYSIS The subject site is designated as Route 28 Business (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Land Development Patterns Map) which supports up to 100% office and flex uses with FARs between 0.4 to 1.0 (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, Policy 1 and 8). According to the Plan, flex uses have been defined to include data centers (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, text).

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The Revised General Plan provides policy direction encouraging property owners within the Route 28 Tax District to rezone to appropriate zoning districts in the revised zoning ordinance that are consistent with the County’s overall land use vision (Revised General Plan, Chapter 6, Route 28 Corridor Plan, General Policies, Policy 22). The Route 28 development patterns encourage the highest-density office uses to front along both sides of Route 28 while reserving land outside of this area for low to mid-density Office and Flex uses (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Economic & Route 28 Business Area Policies, text).

The Beaumeade Corporate Park has developed as a unified business park connected by a coordinated road system with unified signage identifying its boundaries and including landscaping that provides the park with a campus style appearance. Allowing additional data center uses within the park would be in keeping with the intent of the general Route 28 Business Policies, which envision a coordinated business atmosphere with predominantly business uses and employment supportive amenities. Analysis The proposed uses are consistent with the Plan’s land use vision for Route 28 Business uses, which supports the development of business uses with a coordinated design concept.

Parks and Open Spaces and Public and Civic uses The Plan calls for a minimum of 15 percent of the land area of the site to consist of a combination of Parks and Open Spaces and Public and Civic uses. These uses shall be meaningful and appropriate to the scale, setting and location of the development and shall conform to the design standards contained in the Plan (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Business Policies, Policy 6). Staff acknowledges that the existing development may limit the amount of open space and public and civic uses that can be provided with this application. However, staff encourages the Applicant to provide open space on the property that would be an amenity for employees, such as an outdoor meeting spot, a small plaza with seating, or a picnic area. Analysis Staff recommends designating a specific area on the Special Exception plat as a “Proposed Open Space Area” that is centrally located and adequately buffered from vehicular travelways and parking areas. To ensure this area will be an amenity for future employees, a condition should be developed specifying amenities that will be provided in this area (such as a picnic table and a bench) as well as minimum landscaping that will be installed and maintained.

COMPATIBILITY Design commitments for proposed developments within the Route 28 Business area shall demonstrate conformance with the standards of the Plan (Revised General Plan, Chapter 6,

Route 28 Corridor Plan, Design, General Policies, Policy 4). Developments in the Route 28

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Business area shall be subject to the applicable design standards for Office and Flex uses (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Design, General Policies, Policy 8). These include a park-like atmosphere, with high curb appeal through the use of extensive

landscaping and coordinated building architecture. The overall site should be developed consistently with the design guidelines to create a coordinated unified development. While the site is currently developed in a coordinated park-like atmosphere, the existing buildings could be expanded or reconstructed to accommodate additional floor area which may disrupt the coordinated architectural design pattern that currently exists. The following base design standards apply to the expansion or redevelopment of the subject property:

Buildings of two or more stories;

Parking located to the rear of the buildings;

Buildings close to the street to create a sense of enclosure for motorists and pedestrians;

Service areas for refuse and loading screened from view;

Landscaping to promote high curb appeal and a park-like atmosphere; and

Pedestrian and bicycle accommodations (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, Policy 4 & Chapter 11, Design

Guidelines, Light Industrial and Regional Office).

Analysis Staff recommends a commitment to the above design standards for any expansion or redevelopment of the subject property to ensure the high quality built environment envisioned in the Route 28 Business areas is achieved. SUSTAINABILITY Energy The County expects localized, integrated energy management systems, such as recovery waste heat from high output uses like data centers to provide heating and cooling to nearby properties and promote the use of non-traditional energy sources (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Sustainable Development Policies, Energy Policy 3). The County encourages benchmarking energy use to establish a baseline for energy demand estimates in the Route 28 Corridor (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Sustainable Development Policies, Energy Policy 2). Analysis No information is provided regarding waste heat recovery. Staff encourages the applicant to provide commitments for waste heat recovery when identified as a feasible option. Staff further encourages the applicant to consider benchmarking energy use to help establish a baseline for energy demand estimates in the Route 28 Corridor.

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Stormwater The County promotes the use of low-impact development to replicate natural hydrologic patterns and alleviate the strain on centralized systems. Low-impact development (LID) practices can include stormwater planters, rain gardens, and wetlands to convey, retain, and treat rainwater (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Sustainable Development, Stormwater Policy 3). To mitigate the effects of impervious cover within the

Broad Run watershed and to update older stormwater facilities the County shall encourage efforts such as retrofitting stormwater systems and rehabilitating degraded areas to enhance their pollution removal capabilities and enable these facilities to become open space amenities (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Sustainable Development, Stormwater Policy 2). The County expects the harvesting of rainwater for non-potable use, such as landscape irrigation and the cooling of equipment (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Sustainable Development, Stormwater

Policy 1). Analysis No information is provided regarding stormwater management and rainwater harvesting. Staff encourages the applicant to utilize LID techniques and any incentives available. Staff defers to the Environmental Review Team for technical review of stormwater management. Green Building The County encourages green building construction within the Route 28 Corridor (Revised

General Plan, Chapter 6, Route 28 Corridor Plan, Sustainable Development, Green Building

Policy 2). Plan policies support the expansion of Loudoun Water’s reclaimed water network. Analysis Staff encourages the applicant to consider green building construction should the existing buildings be expanded or reconstructed and to contact Loudoun Water if an opportunity to provide or utilize reclaimed water exists. RECOMMENDATION Converting property into the Revised 1993 Zoning Ordinance is consistent with the Comprehensive Plan goals. Development of 100% office is also consistent with the policies of the Plan. The applicant should commit to the design standards for Route 28 Business uses if the existing buildings are expanded or reconstructed. Staff is available to meet with the applicant to discuss any questions or comments.

cc: Julie Pastor, AICP, Director, Planning

Cynthia L. Keegan, AICP, Program Manager, Community Planning (via email)

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COUNTY OF LOUDOUN

DEPARTMENT OF BUILDING AND DEVELOPMENT

ZONING ADMINISTRATION REFERRAL

DATE: September 23, 2011

TO: Marchant Schneider, Project Manager

THROUGH: Marilee Seigfried, Deputy Zoning Administrator

FROM: Isaac Uitenbroek, Zoning Planner

PLAN NUMBER AND NAME: SPEX-2011-0022; ZRTD-2011-0005

21550 & 21580 Beaumeade Circle

TAX MAP/PARCEL NUMBER: /80///8////14/

MCPI PIN: 060-19-8443

PLAN SUBMISSION: 1st Submission

Summary:

The above referenced property is zoned PD-IP (Planned Development Industrial Park) under the

1972 Loudoun County Zoning Ordinance and is located within the Route 28 Tax District.

Additionally, the Subject Property is subject to Special Exception (SPEX-1986-0051) which

permitted Flex-Industrial Office and Warehouse uses for 42 proposed lots within the Beau Meade

Corporate Park. An application for Special Exception (SPEX-2011-0022) has been submitted in

conjunction with a Zoning Map Amendment application (ZRTD-2011-0005) to allow for 1) 100%

Office Use (limited to Data Center at 0.4 FAR) pursuant to §4-504(A); and 2) a conversion from

the 1972 Loudoun County Zoning Ordinance PD-IP to the Revised 1993 Loudoun County Zoning

Ordinance PD-IP respectively.

Comments:

1. Cover Sheet and Statement of Justification - Please note the Subject Property is currently

subject to Special Exception (SPEX-1986-0051) for Flex-Industrial Office and Warehouse

use.

2. Cover Sheet, Note #10 - Please include reference to §5-1300 (tree replacement-canopy

requirements) in addition to §5-1400 under the Revised 1993 Loudoun County Zoning

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Attachment 1b

Ordinance.

3. Sheet 2 - Please label existing buildings individually to include number or stories, building

height and square footage.

4. Sheet 3, Lot Requirements – As the Subject Property is not directly adjacent to the W&OD

Trail the note regarding the 25 foot required setback is not necessary.

5. Sheet 3, Building Requirements – Please add the underlined language as follows:

Maximum Floor Area Ratio: 0.40, up to 0.60 by Special Exception.

6. Sheet 3, Note #3 – Please include the underlined language as follows: …or removed in

accordance with the Revised 1993 Loudoun County Zoning Ordinance requirements and all

applicable Proffers or Conditions.

7. Sheet 3, Note #4 – Please include §5-1300 as a reference in addition to §5-1400 with regard

to Landscape provisions.

8. Sheet 4 – Please modify as necessary to remove the additional layer depicting property line

bearings and dimensions.

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DEPARTMENT OF TRANSPORTATION

4975 Alliance Drive Fairfax, VA 22030

October 25, 2011

Mr. Marchant Schneider

County of Loudoun

Department of Planning MSC#62

1 Harrison Street, S.E.

P.O. Box 7000

Leesburg, Virginia 20177-7000

Re: 21550 and 21580 Beaumeade Circle

Loudoun County Application Numbers ZRTD 2011-0005 and SPEX 2011-0022

Dear Mr. Schneider:

We have reviewed the above application as requested in your September 16, 2011 transmittal

(received September 21, 2011). We offer the following comments:

1. It would be useful for the Traffic Impact Analysis to also include an analysis of the

northerly intersection of Beaumeade Circle and Loudoun County Parkway.

2. We note that the daily traffic generated by the proposed Office use alone, even with the

49% cap, would exceed the total daily traffic generated by the existing uses.

3. Notwithstanding the comments above, we have no objection to the proposed uses.

If you have any questions, please call me at (703) 259-2422.

Sincerely,

Thomas B. VanPoole, P.E.

Area Land Use Engineer

GREGORY A. WHIRLEY COMMISSIONER

WHIRLEY COMMISSIONER

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October 13, 2011 Marchant Schneider Building and Development 1 Harrison Street, S.E. P. O. Box 7000 Leesburg, Virginia 20177-7000 Re: 21550 & 21580 Beaumeade Circle SPEX 2011-0022 & ZRTD 2011-0005 Dear Mr. Schneider: Loudoun Water has reviewed the referenced final development plan and offers no objection to its approval. However, please be advised, as a result of the changes to the development, Loudoun Water will require the following: 1. During construction plan review the existing water and sewer infrastructure will be

evaluated for its capacity to serve the newly proposed use. Any subsequent improvements required, will be the responsibility of the applicant.

2. For the existing buildings which intend to utilize the existing service lines for a new type of

use: Any changes in use that will significantly increase the demand on the water or sewer service (such as the installation of a data center with evaporative cooling) will necessitate an evaluation of the previously purchased capacity. This may result in the assessment of additional Availability Fees.

3. Please extend a 15-foot wide reclaimed-water main easement along the frontage of

Beaumeade Circle from the intersection with Guilford Drive to the eastern property boundary, as illustrated in red on the attached aerial photo. Or, extend an easement along a similar alternative alignment as agreed upon with Loudoun Water. Connection to the reclaimed-water system will be addressed during construction plan review.

Should you have any questions, please do not hesitate to contact me. Sincerely,

Dominic Powers, EIT Civil Engineer

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Teamwork * Integrity * Professionalism * Service

Loudoun County, Virginia

Department of Fire, Rescue and Emergency Management

803 Sycolin Road, Suite 104 Leesburg, VA 20175

Phone 703-777-0333 Fax 703-771-5359

Memorandum

To: Marchant Schneider, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: October 17, 2011 Subject: 21550 & 21580 Beaumeade Circle ZRDT 2011-0005 & SPEX 2011-0022

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

Project name

Moorefield, Station 23

Travel Time

060-19-8443

Beaumeade

5 minutes, 37 seconds

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.

Project name

Approximate Response Time for Moorefield, Station 23

Beaumeade

7 minutes, 37 seconds

If you have any questions or need additional information, please contact me at 703-777-0333.

C: Project file

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21550 and 21580 Beaumeade Circle SPEX and ZRTD 21550 and 21580 Beaumeade Circle, Ashburn

ZRTD 2011-0005 and SPEX 2011-0022 Statement of Justification

August 5, 2011 Revised November 3, 2011

I. APPLICATION OVERVIEW MUSREF Beaumeade Circle LP (the “Applicant”) is the owner of the parcel of land comprising 21550 and 21580 Beaumeade Circle, Ashburn (the “Property”). The Applicant is seeking to convert the Property to the Loudoun County Revised 1993 Zoning Ordinance through the ZRTD process and requesting approval of a special exception (“SPEX”) to allow 100% office uses on the 10.16 acre parcel. II. PROPERTY LOCATION The Property is part of Beaumeade Corporate Park and is located on the east side of Beaumeade Circle at its intersection with Guilford Drive. The one-story buildings are partly occupied by three primary tenants who are using the Property for light industrial/flex office uses. The Applicant is anxious to increase the Property’s vitality by expanding its permitted uses to allow office uses – limited to data centers -- to occupy the entire space. The Property is currently zoned Planned Development – Industrial Park (“PD-IP”) under the 1972 Loudoun County Zoning Ordinance. It is located within the Route 28 Tax District and further identified as Tax Map 80 Parcel 8 Lot 14 (MCPI: 060-19-8443). The Property is located within the Ashburn community of the Suburban Policy Area and is guided by the Route 28 Business Policies pursuant to the Revised General Plan (the “RGP”). It is further located in the Broad Run Election District. III. BACKGROUND AND ZONING PROPOSALS The Property is part of Beaumeade Corporate Park, which was rezoned to the PD-IP zoning district in 1986 and has recently become a hub for data centers. As low-traffic generating, office uses, data centers are complementary tenants to the rest of Beaumeade Corporate Park and the greater Route 28 planning area, which supports low to mid-density office and flex uses, such as data centers. The Property is zoned according to the 1972 Zoning Ordinance and is subject to SPEX 1986-0051 for Flex-Industrial Office and Warehouse uses. This application seeks to convert the PD-IP zoning to the Revised 1993 Zoning Ordinance through ZRTD 2011-0005. This request is in compliance with the recently adopted Route 28 Corridor Plan, which encourages the conversion of properties zoned according to outdated ordinances. The ZRTD request is reflected on Sheet 4 of the plat.

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Concurrently, the Applicant is seeking a special exception to allow 100 percent office/data center uses on the Property without meeting all the standards set forth in Section 4-503 (G). As a one-story building with parking surrounding the buildings, including in the front, the Property does not meet several of those standards and therefore this application seeks special exception approval per Sec. 4-504(A) to permit the office development. Traditional office would be capped at 49 percent, while the special exception for 100 percent office would be limited to data center uses. The special exception request is reflected on Sheet 3 of the plat. Any expansion would be of a similar style and material to the existing building and/or overall architecture in Beaumeade Corporate Park. IV. COMPLIANCE WITH THE REVISED GENERAL PLAN The proposed data center use is consistent with the Route 28 Business Policies, which support 100 percent office/flex developments in the portion of the Route 28 Corridor that is outside of the Core, such as this Property. Located within Beaumeade Corporate Park, the existing buildings will continue to complement their adjacent neighbors, many of which have recently received similar zoning approvals. V. TRANSPORTATION The requested special exception would greatly reduce the number of trips to and from the property as compared to both the current use and the by-right use. A traffic analysis comparing trips generated by the current use to the proposed data center use as well as comparing by-right trips to the proposed data center use was completed. It is included with this submission. VI. SUMMARY The proposed data center is consistent with the RGP and the Zoning Ordinance. The application facilitates the re-use of an existing building with a tax-generating use that attracts few vehicular trips and achieves a mutually beneficial outcome for both the Applicant and Loudoun County.

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ISSUES FOR CONSIDERATION 1993 ZONING ORDINANCE SECTION 6-1310

Issue A: Whether the proposed special exception is consistent with the Comprehensive Plan. The proposed data center use is consistent with the Route 28 Business Policies for properties outside of the Core. Located within Beaumeade Corporate Park, the existing building and proposed expansion will continue to complement its adjacent neighbors and the use is consistent with others within the larger business/light industrial park. Issue B: Whether the proposed special exception will adequately provide for safety from fire hazards and have effective measures of fire control. The data center will be outfitted to comply with all applicable fire safety and building requirements. Issue C: Whether the level and impact of any noise emanating from the site, including that generated by the proposed use, negatively impacts the uses in the immediate area. The Applicant is taking great care to silence any noise-disturbing activities. Generators will be appropriately screened and buffered to comply with Loudoun’s noise regulations, thereby negating the concern of noise impacts in the immediate area. Issue D: Whether the glare or light that may be generated by the proposed use negatively impacts uses in the immediate area. The Applicant will retain any existing lighting fixtures on or proximate to the building, but to the extent that any additional lighting is installed, it will be fully shielded and shall be designed and constructed to preclude light trespass onto adjoining properties, glare to passersby, skyglow, and deterioration of the nighttime environment. Issue E: Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and adjacent parcels. The proposed use is consistent with the intent of Beaumeade Corporate Park and compatible with the adjacent offices, flex-industrial buildings and golf course. Issue F: Whether [there is] sufficient existing or proposed landscaping, screening and buffering on the site and in the neighborhood to adequately screen surrounding uses. The Property is well screened with mature landscaping. Furthermore, the proposed data center use is consistent and compatible with adjacent uses, thereby reducing the

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need to screen the building from others. If existing buffers fall short of the zoning ordinance regulations, they will be augmented as part of this application. Issue G: Whether the proposed special exception will result in the preservation of any topographic or physical, natural, scenic, archaeological or historic feature of significant importance. The site is already developed and largely impervious. There are no known archaeological or historic features on site. Issue H: Whether the proposed special exception will damage existing animal habitat, vegetation, water quality (including groundwater) or air quality. The Property does not contain any significant animal habitats or vegetation. Water quality will be maintained per the Loudoun County Facility Standards Manual guidelines. Issue I: Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. The proposed use is consistent with the vision for Beaumeade Corporate Park as an office and industrial business park and the guidance of the Route 28 Business Policies. Furthermore, the proposed data center use will provide jobs proximate to Loudoun’s eastern neighborhoods and substantial tax benefits for the County. Issue J: Whether the traffic expected to be generated by the proposed use will be adequately and safely served by roads, pedestrian connections and other transportation services. The proposed use will greatly reduce the traffic generated by the site. Issue K: Whether, in the case of existing structures proposed to be converted to uses requiring a special exception, the structures meet all code requirements of Loudoun County. The existing buildings meet all code requirements. Issue L: Whether the proposed special exception will be served adequately by essential public facilities and services. The existing buildings are adequately served by public utilities. Issue M: The effect of the proposed special exception on groundwater supply. There is no anticipated effect on the County’s groundwater supply. Issue N: Whether the proposed use will affect the structural capacity of the soils.

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The property is already developed and largely impervious. No impact to the structural capacity of the soils is anticipated. Issue O: Whether the proposed use will negatively impact orderly and safe road development and transportation. The proposed project will not negatively impact orderly or safe road development and transportation. Issue P: Whether the proposed special exception use will provide desirable employment and enlarge the tax base by encouraging economic development activities consistent with the Comprehensive Plan. The proposed special exception will convert an underutilized building into a tax-generating, employment-providing use consistent with the Comprehensive Plan. Issue Q: Whether the proposed special exception considers the needs of agriculture, industry, and business in future growth. The proposed special exception facilitates industry and business growth in the County, and quickly. By reusing an existing building, the Property can more quickly generate tax dollars than if the Applicant would have to build from scratch. Issue R: Whether adequate on and offsite infrastructure is available. Any needed infrastructure is readily available. Issue S: Any anticipated odors which may be generated by the uses on-the site, and which may negatively impact adjacent uses. The proposed use is not anticipated to generate any odors. Issue T: Whether the proposed special exception uses sufficient measures to mitigate the impact of construction traffic on existing neighborhoods and school areas. There are no proximate neighborhoods or County schools to the Property and any construction traffic is expected to be minimal.

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PROFFER STATEMENT

21550 and 21580 Beaumeade Circle

ZRTD 2011-0005

December 6, 2011

MUSREF Beaumeade Circle LP, the owner of the property described as Loudoun County Tax Map #80

((8)), Parcel 14 (PIN# 060-19-8443) (the “Applicant”) on behalf of itself and its successors in Interest,

hereby voluntarily proffers pursuant to Section 15.2-2303 of the Code of Virginia (1950) as amended that

in the event that the above referenced parcel (the “Property”) is rezoned by the Loudoun County Board of

Supervisors (herein after referred to as 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 (the “Zoning Ordinance”), as substantially set forth in the Concept

Development Plan dated August 5, 2011, with revisions through November 3, 2011, and further described

in its application 21550 and 21580 Beaumeade Circle ZRTD 2011-0005, the development of the Property

shall be in substantial conformance with the following conditions. These proffer conditions are the only

conditions offered on this rezoning, and any prior proffer 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 the Zoning Map Amendment application ZRTD 2011-0005 submitted by the Applicant.

1. CONCEPT DEVELOPMENT PLAN

The development of the Property shall be in substantial conformance with Sheet 4 of 4, and any

matters shown on any other sheets that are referenced on Sheet 4 of 4, of the plan set titled “21550 and

21580 Beaumeade Circle SPEX 2011-0022 and ZRTD 2011-0005”, dated August 5, 2011, with revisions

through November 3, 2011, prepared by J2 Engineers, Inc. and incorporated herein by reference as

Attachment 1. The Sheet more specifically identified as Sheet 4 of 4 – “Concept Development Plan”, and

any matters shown on any other sheets that are referenced on Sheet 4 of 4, 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 must be complied with and will take

precedence over the Concept Development Plan.

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The undersigned hereby warrants that all the owners of any legal Interest of the Property have

signed the foregoing proffer statement, that no signature from any additional party is necessary for these

Proffers to be binding and enforceable in accordance with their terms, that he/she has full authority to

bind the Property to these conditions, either individually or jointly with the other owners affixing their

signature hereto, and that the foregoing proffers are entered into voluntarily.

MUSREF Beaumeade Circle LP

a ______________limited partnership

By: MUSREF GP BEAUMEADE CIRCLE

LLC, its general partner

By: METZLER US FUND LLC, its Manager

By: METZLER MANAGEMENT, INC., its

Manager

By: _______________________(SEAL)

Steven A. Franceschina

Vice President

Date: _____________________________

Date: ______________________________

County of ________________, State of ______________________

I, the undersigned notary public, in and for the state and city/county aforesaid, do hereby certify that

Steven A. Franceschina whose name is signed to the foregoing instrument has acknowledged the same

before me.

Subscribed and sworn to before me this ______ day of , 2011 .

My Commission Expires:

________________________ __________________________________

Date Notary Public

Notary Registration Number

499887 v1/RE

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PIN Ownership Zoning District Use

061‐49‐4453‐002

Barbara Millett Living Trust 1991

21740 Beaumeade Circle #145

Ashburn, VA 20147 PD‐IP Route 28 Business

061‐49‐4453‐003

Y & H Associate

21740 Beaumeade Circle, #150,


061‐49‐4453‐004

Menom, G. Mohammed & Naseem A

21740 Beaumeade Circle, #140


061‐49‐4453‐005

National Contract Management Asscn



061‐49‐4453‐006

Beth Chaverim Reform Congregation


Ashburn, AV 20147 PD‐IP Route 28 Business

061‐49‐4453‐007

Joseph Prendergast



060‐10‐3176‐001

Cape Court LLC

44710 Cape Court, #100


060‐10‐3176‐002

Vounos LLC



060‐10‐3176‐003

Hamidreza Ghaemi



060‐10‐3176‐004

Hossein Siasi



060‐10‐3176‐005

Cape 108 LLC



060‐10‐3176‐006

Aref, Ali & Farzad Aref JT



060‐10‐3176‐007

Drissi Properties LLC



060‐10‐3176‐008

Ziba Real Est Invstment II LLC ETAL



060‐10‐3176‐009

Ziba Real Est Invstment I LLC ETAL



060‐10‐3176‐010

Anwarzai, Ahmad Zia & Belquis R/S

44710 Cape Court #118


060‐10‐3176‐011

Kelly, Robert Martin Jr & Anne R/S



060‐10‐3176‐012

T & T ‐ III LLC



060‐10‐3176‐013

T & T ‐ III LLC



060‐10‐3176‐014

Ramsco Inc



060‐10‐3176‐015

Sundra Properties LLC



060‐10‐3176‐016

St Moses Coptic Orthodox Church



060‐10‐3176‐017

Loudoun Wind LLC



060‐10‐3176‐018

Cape 108 LLC



060‐10‐3176‐019

Cape 108 LLC



060‐10‐3176‐020

S & R Holdings LLC

44710 Cape court, #138


060‐10‐3176‐021

Tsanganelias, Andreas & Sandra L RS



060‐10‐3176‐022

Spevak, Larry M & Nancy S R/S



County of Loudoun...Department of Planning MEMORANDUM . DATE: October 18, 2011 . TO: Marchant...

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