SEA 2009-DR-008

Joe Gorney

Department of Planning and Zoning

Zoning Evaluation Division

12055 Government Center Parkway, Suite 801

Fairfax, Virginia 22035-5509

Excellence * Innovation * Stewardship Phone 703-324-1290 FAX 703-324-3924

Integrity * Teamwork * Public Service www.fairfaxcounty.gov/dpz/

APPLICATION ACCEPTED: December 18, 2012 PLANNING COMMISSION: June 20, 2013

BOARD OF SUPERVISORS: Not yet scheduled

C o u n t y o f F a i r f a x , V i r g i n i a

June 6, 2013

STAFF REPORT

SEA 2009-DR-008

HUNTER MILL DISTRICT

APPLICANT: Oakcrest School ZONING: R-E (Residential Estate) PARCELS: 18-4 ((1)) 26C, 18-4 ((8)) 4 and A ACREAGE: 22.71 acres FAR: 0.136 PLAN MAP: Residential at 0.2-0.5 du/ac SE CATEGORY: Category 3 – Private School of General

Education PROPOSAL: To amend SE 2009-DR-008, previously

approved for a private school of general education with a maximum daily enrollment of 450 students (grades 6-12), to permit modifications to development conditions and site access with no change to the maximum daily enrollment or the overall/approved FAR.

STAFF RECOMMENDATIONS:

Staff recommends approval of SEA 2009-DR-008 subject to the proposed development conditions in Appendix 1.

http://www.fairfaxcounty.gov/dpz/

Staff recommends reaffirmation of the previous modification of the transitional screening requirements on the east and south in favor of existing vegetation and as shown on the special exception amendment plat.

Staff recommends reaffirmation of the previous modification of the location of the

required barrier along the eastern and southern boundaries in favor of that shown on the special exception amendment plat.

It should be noted that it is not the intent of staff to recommend that the Board, in

adopting any conditions that are offered by the owner, relieve the applicant/owner from compliance with the provisions of any applicable ordinances, regulations, or adopted standards.

It should be further noted that the content of this report reflects the analysis and recommendation of staff; it does not reflect the position of the Board of Supervisors.

The approval of this special exception does not interfere with, abrogate, or annul any easement, covenants, or other agreements between parties as they may apply to the property subject to this application.

For information, contact the Zoning Evaluation Division, Department of Planning

and Zoning, 12055 Government Center Parkway, Suite 801, Fairfax, Virginia 22035-5505, (703) 324-1290.

O:\jgorney\SEA-2009-DR-008-OakcrestSchool\PC-STAFF_REPORT-OakcrestSchool-060613.docx

Americans with Disabilities Act (ADA): Reasonable accommodation is available upon 48 hours advance

notice. For additional information on ADA call (703) 324-1334 or TTY 711 (Virginia Relay Center).

!

!

!!!

!!

! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! !! ! ! ! ! ! ! !

!

!!

!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!!

! !!

!!!

!!!

!

!!

!!

!!

!!!

!!

!!!

!!

!!

!!!!

!!

!!

!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!

!!

!

!!

!!

!!!

!!

!!

! ! ! ! ! ! ! ! ! ! !

!!

!

!!!!

!!

!!!

!!!!!

!!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!!

!!

!!

!

!!!

!!!!!!!!!

!!!

!!

!!

!!!!

!!

!!

! !!

!!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!

!!

!!!!!

!!!!

!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!

!!!

!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!

!!

!!

!!

!!

!!

!!!

!!

!!!

!!

!!!

!

!!

!

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

!

!!

!!!!!!!!!!!!!!

!!!

!!!

!!

!!!

!!!

!!

!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!

!!

!!

!

!!

!!

!!

!!

!!!

!!

!!

!!

!!

!!

!!!!!!!!!!!!

!!

!!

!!

!!

!!

!!!

!!!

!!

!!!

!!

!!!

!!!

!!

!!!!

!!!!

!!!

!!!

!!!

!!

!!!

))

((

((

((

((

(

((

(

((

((

((

((((

F.P.L.

F.P.L.

F.P.L.

F.P.L.

F.P.L.F.P.L.

F.P.L.

F.P.L.

F.P.L.

F.P.L.

F.P.L.

F.P.L.

F.P.L.

S.D.E.

S.D.E.

S.D.E.

S.D.E.

S.D.E.

S.D.E.

S.D.E.

S.D.E.

S.D.E. S.D.E.

24' Outlet Rd.

SEC. 3

4

1

VICTORIA FARMS

HUNTER MILL ESTATES

DEERCREST MEADOW

ROLLING HEIGHTS SEC. 1

9

LESTER C. COOPER SUBD

HUNTERS VIEW

15

SEC. 2

9

8

1

13

1

5

BRITTAIN SUBD

HUNTER MILL OVERLOOK

14

Rd.

Ln.Hunting Crest

Cres

t

Ln.

Meadow

Dulles

Country

Pl.

Hunte

r Mill R

d.

Dr.

Rd.

Dove

Hunte

r

Hunting

Brittenford

Raleigh

Ct.Fa

rms

Mill

Clovermeadow

Rd.

AirportToll

View

Rd.

Crowell

Mill

Landon

Hill

Dulles

Brittenford Ct.

Access

Deercrest

Ct.

Hill

Rd.Po

intVic

toria

Johns

Hollow

Browns

Dulles

Rd.Forest

Maple

Dr.

Toll

Rd.

Rt. 6

74

Rt. 8810

Rt.

Rt. 8914

Rt. 8753

Rt. 8751

Rt. 675

1063

8

Rt.

Rt. 8764

Rt. 8752

Rt. 8

754

Rt. 3858

Rt. 6744

Rt. 6789

10639

Rt. 6745

Commonwealth of Va.

Commonwealth of Va.

PRESBYTERIANCHURCHRESTON Commonwealth of Va.Commonwealth of Va.

91

4A

22

80

58

7B1

73

155

18A

17

33

50

11

6A

57

41

1

145

37

4

L38

8

14

55

79

142

43

71

7B2

12472

5

1

26C

93

46

4

1

8A

10

36H

129

97

26B

88

J

45

138

76

95

2

13

5

7

26

I

5A

A

44

20

8A

126

66

54

9A

9

15

82

140

7D

3

10

2A

1A

4

144

2

153

19A3

74

39

3

4

154

14747

6

7C

1623

6

136

61

F

21A

2

86

4

1252

128

98

3

6

62

2

143

4

19

49

148

2

94

25A

21

27

7D4

92

83

23

22

A

5

G

17A

5

5

24

59

89

3

Q

1

22

81

1

63

130

69

90

24A

24

60

5

7

127

96

65

68

78

3487

6A

152

2

67

R

20

8

139

123

23

1

7B1

21

3

48

53

4

7A

75

3A

51

84

7C1

85

137

64

6

5A

4

141

16

77

7

5

70

146

A

40

3

1

6A

12

G

1

2

25

4A

52

5

56

23A

4

7D3

22A

42

5

18

3

2

2

22

1630

78

10

20

10314

1714

07

10200

10240

02

10610

10720

10701

09

15

10315

39

10750

HUNTER

11

11

03

13

1717

1700

11 10302

05

1700

18

9010288

32

MILL RD.

04

1521

18

1631

20

04

06

1720

15

10310

1709

27

10

1752

1501

23

10245

13

1608

24

1719

05

10207

10227

10316

1714

11

41

08

851787 33

03

04

17

81

46

31

1709

10249

84

10289

10301

10

17

38

10308

1508

18

16

1788

11601

1546

33

42

1750

HUNTER

1751

14

1532

18

86

1532

10520

25

1791

11

09

MILL RD.

1628

1696

03

19

10243

1709

10244

1616

10302

94

1753

07

07

1716

44

1620

10300

48

13

1627

84

29

11

1704

36

92

40

82

14

08

01

1636

1700

1779

1620

17

10248

83

35

11600

1686

02

1621

01

10740

1616

1703

1537

11612

10247

HUNTER

1513

16

06

88

82

15

12

1786

10301

1544

1524

13

10234

1624

11604

12

10241

19

09

1789

15

16

HUNTERMILL RD.

1504

10237

10519

1500

45

12

1515

1531

10

80

1711

1530

10319

13

28

MILL RD.

10242

10252

15

36

1538

1615

1541

05

08

21

10248

1050

8

29

1628

11608

VV

VV

VV

VV

VV V VVV

VV

V VVV

VV

VV

VV

VV

V VVVV

VVV

VV

VVV

V VV VV

VV

VV

VV

V

V VV V VV V

VV

VVVV

V

VVVVVVV

V V VV VV

V V VV

V VV VVV

V

VV VV

VVVV

VVVV

VV

VV

VVV

VVV

VV

VV VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV

V V V

V

V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V

VV V V V V V V V V VV V V V V V V V V V V V V V V V V V V V V V V V V V V V V V

VV V V V V V V V V V V V V V V V V V V V V V V V V V V V V V VV VV

VV V

VV

V VV

VV V

VV

VVV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

V

V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V

VVV V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V

VV V V V

VV V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V VVV

VV

V

V V V V V V V V V V

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VVV V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V

VV

VV

VV

VV

VV

VV

VV

VV V V V V V V V V V V V V V V V V V V V VVV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V VV

VV

VV

VV

VV V V VVV V V V V V VV V

VV

VV

VV

V V VV V V V V V V

V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V VV

VVV V V V V V V V V V VV

VVVVVVVVVV

V V V V V V V V V V V V V V V V V

VVVVV

VV

VV

V V V V V V V V

VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV

V

VVVVVVVVVVVVVVVV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VVVV

V V

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VV

VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV

VVVV

VVVV

VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV

97-HM-020

79-C-023*

78-C-014*

(.92 D/U)

C-511

(.92 D/U)

98-HM-066

(.99 D/U)

78-C-014*

R-1

R-1

R-E

R-E

R-1

R-E

R-E

R-E

R-1

R-1

I-3

0 100 200 300 400 500 Feet

Special Exception AmendmentSEA 2009-DR-008

k

Applicant: OAKCREST SCHOOLAccepted: 10/22/2012Proposed: AMEND SE 2009-DR-008 PREVIOUSLY APPROVED FOR

PRIVATE SCHOOL OF GENERAL EDUCATION TO PERMITMODIFICATIONS TO DEVELOPMENT CONDITIONS ANDSITE ACCESS

Area: 22.71 AC OF LAND; DISTRICT - HUNTER MILLZIP - 22182

Zoning Dist Sect: 03-0104Art 9 Group and Use: 3-11Located: SOUTH SIDE OF CROWELL ROAD

APPROXIMATELY 1,200 FEET EAST OF ITSINTERSECTION WITH HUNTER MILL ROADAND NORTH SIDE OF DULLES TOLL ROAD

Zoning: R- EPlan Area: 3Map Ref Num: 018-4- /01/ /0026C /08/ / A

/08/ /0004

Dulles Toll Rd.

Crowell Rd.

Hunter Mill Rd.

Forest Maple Rd.

0184 01 0022 THOBURN LIMITED PARTNERSHIP 12,285 11,226 2,1740184 08 0001‐A HUNTER MILL EAST LLC 323 4,245 1,0850184 08 0002 HUNTER MILL EAST LLC 1,544 4,053 1,0130184 08 0003 HUNTER MILL EAST LLC 4,353 3,969 9920184 08 0005 JINDO AND YONGHEE KIM 3,294 4,514 1,1280183 03 0001 JOSEPH F. & JULIANA CAMPAGNA ‐ 119 ‐0183 03 0002‐A ROBERT L. & ROSEMARY S. THOBURN ‐ 180 ‐

PROPERTY ACQUISITION TABULATIONS (PRELIMINARY)

TAX MAP # OWNER RIGHT‐OF‐WAY DEDICATION

PERMANENT EASEMENTS

TEMPORARY CONSTRUCTION EASEMENTS

124,382

6,220

32 Shade Trees at 200 s.f. each 6,400

Requirement is met... 6,400 s.f. is greater than… 6,220

INTERIOR PARKING LOT LANDSCAPING CALCULATIONSArea to be Counted (s.f.)

Interior Landscaping Required (5%) (s.f.)

Interior Landscaping Provided:

987,324

495,713

50%

30%296,197

50%

148,714

160,053

54%

54% 50%160,053 148,714

Tree Preservation Target met (%)…

Percentage of the 10-Year Tree Canopy Requirement that Should be MetThrough Tree Preservation (This is the "Tree Preservation Target")

is greater than…

TREE PRESERVATION TARGET CALCULATIONS

Pre-Development Area of Existing Tree Canopy (s.f.)

Gross Site Area (s.f.)

Percentage of Gross Site Area Covered by Existing Tree Canopy

Tree Preservation Target

Proposed Percentage of 10-Year Tree Canopy Requirement that Will be MetThrough Tree Preservation

Tree Preservation Target met (s.f.)… is greater than…

10-Year Tree Canopy Requirement Percentage10-Year Tree Canopy Required (s.f.) (See "10-Year Tree Canopy Calculations" Table)

Area of the 10-Year Tree Canopy Requirement that Should be MetThrough Tree Preservation (s.f.)

Area of the 10-Year Tree Canopy Requirement that Will be MetThrough Tree Preservation (s.f.) (See "Tree Preservation Calculations" Table)

50%148,714

Tree Save Area 'A' 145,503Tree Save Credit Factor 1.1

160,053

TREE PRESERVATION CALCULATIONSTree Preservation Target (%)

Total Tree Preservation Provided (s.f.)

Tree Preservation Target (s.f.)

Tree Preservation:

987,324

30% 296,197Tree Canopy Required

Use: Private School

10-YEAR TREE CANOPY REQUIREMENT CALCULATIONSGross Site Area (s.f.)

Zone: R-E

160,053

146,750

306,803

Total Canopy Area Provided Through Tree Preservation (s.f

Total Tree Canopy Provided (s.f.)

Total Proposed Canopy Area (s.f.)

10-YEAR TREE CANOPY PROVIDED

PLA

N D

AT

E

1"=

AS

NO

TE

DN

/AD

EC

, 201

2

LA

ND

SCA

PE D

ET

AIL

S

OA

KC

RE

ST S

CH

OO

LSP

EC

IAL

EX

CE

PTIO

N A

ME

ND

ME

NT

HU

NT

ER

MIL

L D

IST

RIC

TFA

IRFA

X C

OU

NT

Y, V

IRG

INA

11

19

SE−12643

EVERGREEN TREE PLANTINGNTS2

MIN.12"

SET TREE ABOVE ORIGINAL GRADE 1/8DEPTH OF ROOT BALL

SOIL SAUCER: USE PREPAREDSOIL, 6" MIN.

ROPES AT TOP OF BALL SHALL BE CUT.REMOVE TOP 1/2 OF BURLAP.NON-BIODEGRADABLE MATERIAL SHALLBE TOTALLY REMOVED

UNDISTURBED SOIL PEDESTAL

UNAMENDED BACKFILL SOIL, PARTIALLYBACKFILL, WATER TO SETTLE SOIL, FINISHBACKFILLING

2-3" SHREDDED HARDWOOD MULCH KEPTAWAY FROM TRUNK

PREPARED BACKFILL MIXTURE

MAKE (3) - 1" CUTS IN SIDES OF THEROOTBALL

2" SHREDDED HARDWOOD MULCH

SET TREE ABOVE FINISHED GRADE 1/8DEPTH OF ROOT BALL

THIN BRANCHES BY 1/3 RETAININGPROPER PLANT FORM.


9"min.

TYP. B&B SHRUB PLANTINGN.T.S.1

2-3" SHREDDED HARDWOOD MULCH KEPT AWAY FROM TRUNK


ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP1/2 OF BURLAP. NON-BIODEGRADABLE MATERIALSHALL BE TOTALLY REMOVED

SET TREE ABOVE ORIGINAL GRADE 1/8 DEPTHOF ROOT BALL

SOIL SAUCER: USE PREPARED SOIL, 6" MIN.

MIN.12"

ORNAMENTAL TREE PLANTINGNTS3

SET TREE ABOVE ORIGINAL GRADE 1/8 DEPTHOF ROOT BALL

ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP1/2 OF BURLAP. NON-BIODEGRADABLE MATERIALSHALL BE TOTALLY REMOVED

SOIL SAUCER: USE PREPARED TOPSOIL, 6" MIN.


2-3" SHREDDED HARDWOOD MULCH KEPT AWAY FROM TRUNK

DECIDUOUS TREE PLANTINGNTS4

MIN.12"

DO NOT PRUNE TERMINALLEADER OR BRANCH TIPS

PRUNE NARROW CROTCHANGLES, WATER SPOUTS,SUCKERS AND BROKENBRANCHES

UNAMENDED BACKFILL SOIL, PARTIALLY BACKFILL,WATER TO SETTLE SOIL, FINISH BACKFILLING

NOTE: REMOVE ALL TAGS ANDLABELS, DO NOT STAKE OR WRAPTRUNK UNLESS NECESSARY

PRUNE CODOMINANTLEADERS AND RUBBING/CROSS BRANCHES

WIDEN AND SCORE HOLE WALL



NOTE: REMOVE ALL TAGS ANDLABELS, DO NOT STAKE OR WRAPTRUNK UNLESS NECESSARYNOTE: REMOVE ALL TAGS AND

LABELS, DO NOT STAKE OR WRAPTRUNK UNLESS NECESSARY

AREA FOR WATER DRAINAGE (PIPE OR TILE COULDBE INSTALLED)


UNAMENDED BACKFILL SOIL, PARTIALLY BACKFILL,WATER TO SETTLE SOIL, FINISH BACKFILLING


DO NOT PRUNE TERMINALLEADER OR BRANCH TIPS





NOTE: REMOVE ALL TAGS AND LABELS

PLA

N D

AT

E

1"=

AS

NO

TE

DN

/AD

EC

, 201

2

STO

RM

WA

TE

R C

AL

CU

LA

TIO

NS

OA

KC

RE

ST S

CH

OO

LSP

EC

IAL

EX

CE

PTIO

N A

ME

ND

ME

NT

HU

NT

ER

MIL

L D

IST

RIC

TFA

IRFA

X C

OU

NT

Y, V

IRG

INA

19

19

SE−12643

A GLOSSARY OF TERMS FREQUENTLY USED IN STAFF REPORTS WILL BE

FOUND AT THE BACK OF THIS REPORT APPLICATION DESCRIPTION

The applicant, Oakcrest School, requests approval of an amendment to SE 2009-DR-008, which was previously approved for a private school of general education with a maximum daily enrollment of 450 students, grades 6 through 12. Oakcrest School requests this amendment to modify the previously approved development conditions and site access. The project site consists of three parcels, located on the north side of the Dulles Tollway, south of Crowell Road, and approximately 1,200 feet east of Hunter Mill Road. The site contains a total of 22.71 acres and is in the Residential-Estate (R-E) Zoning District. The modifications proposed by Oakcrest School include installing a driveway access from Crowell Road, and not Hunter Mill Road, installing a traffic signal at the intersection of Hunter Mill Road and Crowell Road, and not a roundabout, and minor reconfiguration of internal parking and driving lanes. Waivers and Modifications: Since the approval of SE 2009-DR-008, no new waivers or modifications of existing ordinances, Public Facilities Manual provisions, or any other rules or procedures have been requested with SEA 2009-DR-008. Staff recommends that the Board reaffirm a previously approved modification to the transitional screening requirement along the east and south property lines to favor the existing vegetation as shown on the Special Exception Amendment plat. Staff also recommends that the Board reaffirm a previously approved modification to the barrier requirement along the east and south property lines to favor the features as shown on the Special Exception Amendment plat. A reduced copy of the submitted Special Exception Amendment plat is included at the front of this report. Copies of the proposed development conditions, the affidavit, and the applicant’s statement of justification are included in Appendices 1, 2, and 3, respectively. Policy excerpts are provided in Appendix 4. Additional staff analyses are included in Appendices 5 and 6. The previously approved development conditions and special exception plat are included as Appendices 7 and 8, respectively. The Zoning Ordinance standards applicable to this amendment application are included in Appendix 9. The applicant, Oakcrest School, is currently operating under zoning approvals at another location, 850 Balls Hill Road, Tax Map 21-3 ((1)) 56A. Those zoning approvals, PCA 2004-DR-023-2 and SEA 00-D-006-3, were approved by the Board on June 18, 2007 and permit a maximum of 300 students (grades 6-12) on a site of 5.46 acres, zoned in the R-1 District (Residential District, One Dwelling Unit/Acre).

SEA 2009-DR-008 Page 2

LOCATION AND CHARACTER

Site Description:

Aerial View of the Project Site (view to the north)

The 22.71-acre site is located on Parcels 18-4 ((1)) 26C, 18-4 ((8)) 4, and 18-4 ((8)) A, which are on the north side of the Dulles Tollway, on the south side of Crowell Road, and approximately 1,200 feet east of Hunter Mill Road. The site is currently used as the eastern half of an existing private golf driving range. The property frontage along Crowell Road contains a large berm, approximately 15 to 20 feet tall, with medium-sized trees, approximately 30 feet tall. Approximately 40 percent of the site is forested. An unnamed tributary to Difficult Run is located in the southeastern portion of the site. The property abuts the western half of the golf driving range to the west, single-family detached housing to the north and east, and the Dulles Tollway to the south.


SURROUNDING AREA DESCRIPTION

Direction

Use Zoning Comprehensive Plan Recommendation

North Single-Family Detached Houses R-E Residential at 0.2-0.5 du/ac1

East Single-Family Detached Houses R-E Residential at 0.2-0.5 du/ac

South Dulles Tollway R-1 Residential at 0.5-1 du/ac

West Golf Driving Range R-E Residential at 0.2-0.5 du/ac

BACKGROUND

Previous Approvals SE 2009-DR-008 was approved by the Board of Supervisors on March 23, 2010, which permitted a Private School of General Education with a maximum daily enrollment of 450 students (grades 6-12). The only access allowed to the site was through a right-in/right-out access point onto Hunter Mill Road. Given that the school property was not contiguous to Hunter Mill Road, a driveway was planned through the property to the west to reach the road. In SE 2009-DR-008, enrollment increases above 250 students were tied to trip generation caps as specified in the approved development conditions. Additionally, the approval included a roundabout at the intersection of Hunter Mill Road and Crowell Road, which allowed vehicles exiting the site to the north to reverse direction at the roundabout and subsequently access the Dulles Tollway to the south. Following the approval of SE 2009-DR-008, the applicant states that they have pursued the acquisition of right-of-way from the affected property owners for the construction of a roundabout at the intersection of Hunter Mill Road and Crowell Road in keeping with the techniques espoused in the Hunter Mill Road Traffic Calming Study. The applicant states that these efforts to acquire the right-of-way were unsuccessful. The previously approved development conditions contain a provision stating that, in the event the applicant was unable to acquire the right-of-way through these efforts, the applicant would submit a written request to Fairfax County to acquire the right-of-way or easements by means of its condemnation powers. However, the applicant has chosen to request an amendment to the original special exception rather than asking the County to pursue condemnation.

1 “Du/ac” stands for “dwelling units per acre.”


Previously Approved Access and Roundabout

The application property, along with adjacent parcels to the west, is the site of a golf park, which is a private recreation use, specifically, a golf driving range, that is operating pursuant to a special permit. The following applications relate to this golf driving range use: SP 91-C-070, granted on May 12, 1992 (to permit a golf course, golf driving

range, outdoor baseball hitting, and archery range); VC 91-C-138, withdrawn on April 23, 1992 (to permit an existing house and

light standards to remain in the required yards); SPA 91-C-070, granted on February 3, 1994 (to make minor amendments to

conditions); SPA 91-C-070-2, granted on March 5, 1997 (to permit building additions, site

modifications, increase in hours of operation, change in development conditions, and special events);


SPA 91-C-070-3, denied on March 3, 1999 (for a commercial golf course,

baseball hitting cages, miniature golf course ancillary to a golf driving range, building additions, change in development conditions, and change in hours of operation); and

SPA 91-C-070-4, granted on October 24, 2001 (to permit modification of development conditions).

COMPREHENSIVE PLAN PROVISIONS2

Plan Area: III Planning District: Upper Potomac Planning Sector: UP-3 – Hickory Plan Map: Residential at 0.2-0.5 du/ac Plan Text: FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, AREA III, Upper Potomac Planning District, Amended through 6-19-2012, UP3-Hickory Community Planning Sector, Pages 99 and 102 RECOMMENDATIONS Land Use “The Hickory Community Planning Sector is largely developed as stable low density residential neighborhoods. Infill development in these neighborhoods should be of a compatible use, type and intensity in accordance with the guidance provided by the Policy Plan under Land Use Objectives 8 and 14.” 11. “The area bounded by Hunter Mill Road, Colvin Run, Leesburg Pike (Route 7), Difficult Run and the Dulles Airport Access Road is part of the Difficult Run watershed and is planned for low density residential development at .2-.5 dwelling units per acre as shown on the Plan map. Uses requiring special permit or special exception approval should be rigorously reviewed and permitted only when the use is of a size and scale that will not adversely impact adjacent land uses and the overall low density residential character of the area. The cumulative effect of special permit and special exception uses should be considered prior to allowing additional uses or the expansion of existing uses to determine if adding new uses or expanding existing uses will change the low density residential character of the area.”

2 The Comprehensive Plan is a non-mandatory guideline for all future planning in the County.


FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, AREA III, Upper Potomac Planning District, Amended through 6-19-2012, UP3-Hickory Community Planning Sector, Page 103 Transportation “The recommendations contained in the Area Plan text and maps, the Policy Plan and Transportation Plan map, policies and requirements in the Public Facilities Manual, the Zoning Ordinance, and other standards will be utilized in the evaluation of development proposals. Development proposals should also be evaluated against the Hunter Mill Road Traffic Calming Study (Northern Virginia Regional Commission, 2006), which provides both a traffic calming conceptual plan for Hunter Mill Road, as well as context sensitive roadway design techniques.”

ANALYSIS

Special Exception Amendment Plat: (copy at front of staff report) Title: Oakcrest School Prepared by: Urban, Ltd. Original and Revision Dates: December 17, 2012, as revised through

June 4, 2013 Number of Pages: 19 Proposal: Access and site modifications proposed with the amendment include driveway access from Crowell Road, rather than Hunter Mill Road, the installation of a traffic signal at the intersection of Hunter Mill Road and Crowell Road, rather than a roundabout, and the minor reconfiguration of internal parking and driving lanes.


Previously Approved Access

Proposed Access


Road Improvements: The applicant also proposes the following road improvements: (1) a westbound 100-foot long left-turn lane with a 150-foot long taper along Crowell Road at the school entrance driveway for entry into the site from Crowell Road; (2) an eastbound 200-foot long right-turn lane with a 100-foot long taper along Crowell Road at the school entrance driveway for entry into the site from Crowell Road; (3) a northbound 200-foot long right-turn lane with a 100-foot long taper along Hunter Mill Road at its intersection with Crowell Road for entry onto Crowell Road; and (4) a southbound 200-foot long left-turn lane with a 100-foot long taper along Hunter Mill Road at its intersection with Crowell Road for entry onto Crowell Road. Construction of these turn lanes along Hunter Mill Road and Crowell Road would necessitate the purchase of approximately 0.5 acres in total for right-of-way on areas that abut the respective roads. The applicant further proposes traffic signals, which could be installed either on three separate mast arms, one at each of the three approaches to the intersection, or on a single diagonal mast arm, from the northeast corner of the intersection. Parking: The application includes minor changes to the site’s internal parking configuration, in part due to the revised access onto Crowell Road. However, the total number of parking spaces has not changed from the number originally approved for SE 2009-DR-008, which is 232 spaces. The plans now provide additional information regarding visitor, staff, and student parking, loading spaces, access to the Traction Power Substation (TPSS) associated with the Dulles Metrorail project, and student drop-off and pick-up locations. Additionally, the applicant has reduced the number of reinforced turf overflow parking spaces3

and increased the number of paved parking spaces while keeping the total number of parking spaces at 232. Queues of stopped vehicles that might occur during student drop-off and pick-up will be internal to the site, and waiting vehicles will not spill out into Crowell Road or affect any public roads. Of note, Oakcrest School’s proposal includes seven more parking spaces than the 225 parking spaces that are the minimum amount that the Zoning Ordinance requires for the proposed use. Landscaping: The application includes changes to the previously approved landscaping along Crowell Road due to the revised access to the site that will be from Crowell Road. If approved, this revised access would require the removal of the eastern half of an earthen berm that is currently located along the south side of Crowell Road.

3 “Reinforced turf overflow parking spaces” means parking spaces on grassy areas that are reinforced below the grass with materials to allow for additional parking if overflow parking is needed.


Berm along Crowell Road (circa 1993; view to west)

Berm along Crowell Road (2012; view to west)

The portion of the berm that would be removed extends into the project site and an adjacent parcel (Parcel 18-4 ((8)) 5). The owner of the adjacent parcel has agreed to the removal of this portion of the berm from the adjacent owner’s property at the applicant's expense. In addition, transitional screening would be removed from the western frontage of Oakcrest School’s frontage along Crowell Road so that a driveway could be constructed to provide school access to and

SEA 2009-DR-008 Page 10

from Crowell Road. Sheets 9 and 10 show the landscape plan for the entire site, which yields 306,803 square feet of tree canopy for the entire site, 160,053 square feet of which is provided through the preservation of existing trees. Moreover, to compensate for the removal of the berm, the applicant proposes transitional screening along its property boundaries. Removal of the portion of the berm from the adjacent parcel would be necessary due largely to the berm's height. Because the berm spans multiple parcels, it was not practical to make multiple cuts through portions of the 15 to 20-foot tall berm and to leave other portions of it in place between cuts. Therefore, one half of the berm would be removed and the other half would remain. To help preclude dust and erosion following the removal of the berm on the adjacent parcels, a development condition is proposed that addresses the stabilization of the soil and the reseeding of the area.

Land Use Analysis

The Fairfax County Comprehensive Plan designates the subject property as Residential at 0.2-0.5 dwelling units per acre. Infill development is to be of a use, type, and intensity that is compatible with the existing low-density residential neighborhoods. The proposed land use was rigorously reviewed with the previously approved special exception application by the applicant, County staff, the community, including the surrounding landowners, the Fairfax County Planning Commission, the Virginia Department of Transportation, and the Board. The current application proposes modifications to the roadway access and related development conditions. This proposed modification has been rigorously reviewed by the applicant, County staff, the community including the surrounding landowners, and the Virginia Department of Transportation. The applicant made presentations before the Hunter Mill Land Use Committee on January 15, February 19, and March 19, 2013. During these meetings, Committee and community members had the opportunity to ask questions of the applicant. Issues raised at the Land Use Committee meetings included traffic safety and sight distances, congestion, access from existing properties, the relocation of utilities and easements, and the amount of right-of-way necessary for a traffic signal. The majority of the community members present at the meetings voiced a preference for the retention of a roundabout at the intersection of Hunter Mill Road and Crowell Road, with the exception of those owners whose properties would be directly impacted by the roundabout and some who voiced no preference. The applicant stated that the standard sight distances would be met for the school driveway onto Crowell Road to mitigate safety concerns, that a traffic signal would effectively handle the traffic volumes of the affected roads, and that access would continue for all nearby driveways. In addition, the applicant held meetings with staff and the Virginia Department of Transportation (VDOT) to understand and address issues raised by staff and VDOT prior to the final submission of this application.

SEA 2009-DR-008 Page 11

The Comprehensive Plan states that the evaluation of the proposal will use the recommendations contained in the Area Plan text and maps, the Policy Plan and Transportation Plan map, policies and requirements in the Public Facilities Manual, the Zoning Ordinance, and other standards and criteria. Additionally, development proposals should be evaluated against the Hunter Mill Road Traffic Calming Study, which provides a traffic calming conceptual plan for Hunter Mill Road and context sensitive roadway design techniques. This evaluation involves the balancing of the various policies, requirements, standards, and criteria as the Board deems appropriate under the circumstances. As proposed in this application, SEA 2009-DR-008 includes a full-movement driveway4 onto Crowell Road and a traffic signal at the intersection of Hunter Mill Road and Crowell Road. The applicant has demonstrated that, in concert, these measures would effectively address access and capacity issues for Oakcrest School’s site, the surrounding properties, and for the public roads. Additionally, staff proposes a development condition for a flashing school zone sign to aid in traffic calming. The SEA Plat does not depict the location of all utilities but has been updated from the initial SEA application submission to depict areas where right-of-way would be necessary. Construction of the proposed transportation measures would require the applicant to purchase approximately 0.5 acres of right-of-way. This right-of-way would be confined to the south and east of the intersection of Hunter Mill Road and Crowell Road and would come from purchases of portions of five separate parcels. Details regarding the necessary right-of-way are contained on Sheet 7 of the SEA Plat. While a roundabout is an effective traffic management device and traffic-calming tool for the intersection of Hunter Mill and Crowell Roads, the proposed traffic signal and driveway access are reasonable alternatives to a roundabout. The applicant has proposed the acquisition of right-of-way in areas that are least likely to impact current residents. The applicant has also proposed transitional buffers that will adequately mitigate the impact of the removal of the berm and the associated vegetation on neighboring properties and the site. Additionally, staff has proposed a development condition regarding a flashing school zone sign as a traffic-calming measure that is subject to VDOT approval. Together, these measures would mitigate the impacts of Oakcrest School’s development and allow adequate public access to public roads while reasonably addressing the concerns raised by the community. Staff finds that the proposed modifications to development conditions and site access in SEA 2009-DR-008 are in harmony with the Comprehensive Plan.

4 A ‘full-movement driveway” means a driveway that can be entered and exited from any direction.

SEA 2009-DR-008 Page 12

Transportation Analyses (Appendices 5 & 6) County policies5 recommend the provision of a street network level of service (LOS)6 as high as practical and require consideration of social, environmental, and financial constraints. The recommended minimum LOS for area roads is a grade of D. However, for new development, County staff seeks to either maintain or improve an existing or expected future LOS even if this LOS grade is below D. County staff also seeks to ensure that this LOS is not made worse by new development. If new development would make the existing or expected future LOS worse, staff would request the applicant for the new development to mitigate the new development’s traffic impact so that the existing or expected future LOS is either maintained at the same grade that it is or would be without the development or improved to a better grade after the completion of the development. In brief, County staff would recommend approval of an application for new development if the LOS after the completion of the new development is the same or better than the LOS would be without the new development. In response to these provisions, the applicant completed analyses of the intersection at Hunter Mill Road and Crowell Road under various scenarios, including a traffic signal with various turn lanes, a single-lane roundabout, and an all-way stop. These analyses were presented to the Hunter Mill Land Use Committee and submitted to County staff, including the Fairfax County Department of Transportation (FCDOT), and VDOT. Subsequently, agency comments were received from FCDOT and VDOT. Comments and recommendations included the following, which is a summary of the full reports contained in the attached Appendices 5 and 6; please look to Appendices 5 and 6 for additional explanation of these comments and recommendations: FCDOT (FCDOT’s comments and recommendations are attached here as Appendix 5) FCDOT staff had no objection to the proposal to remove the access to the school’s site that enters directly from Hunter Mill Road and install a single entrance to the school’s site from Crowell Road. To evaluate the applicant’s proposal to install a traffic signal, staff requested that the applicant analyze various turn-lane scenarios at the intersection of Hunter Mill Road and Crowell Road. The three turn lanes analyzed included (i) a northbound-right turn lane and taper (NBR turn lane); (ii) a southbound-left turn lane (SBL turn lane); and (iii) a westbound-left turn lane (WBL turn lane). Staff

5 These County policies are included in Appendix 4. 6 As explained in Appendix 5, “level of service” is a term of art that is a measurement of the quantity of traffic that a particular traffic condition can serve. The level of service related to a traffic condition, such as a signalized intersection, is expressed in a graduated, letter-grading system from A to F with A as the best level of service and F as the worst.

SEA 2009-DR-008 Page 13

requested the applicant to analyze these turn-lane scenarios under two alternative conditions at the intersection: a non-signalized, all-way stop condition (meaning the placement of stop signs for all traffic entering the intersection from each of the three directions), and a condition with a traffic signal. Additionally, staff asked for an analysis of the turn-lane scenarios if the school has a student enrollment of 195 students and if the school has a student enrollment of 450 students, which is the maximum number of students that Oakcrest School has proposed it will have on this site at any time in the future. The analysis showed that, if the intersection has an all-way stop and the school has an enrollment of no more than 195 students, an SBL turn lane and an NBR turn lane are necessary to maintain the existing overall LOS grade of F. To clarify, the current LOS is a grade of F for most of the traffic movements at the intersection during most times of day analyzed. Additionally, FCDOT reviewed an analysis of a signal at the intersection with an SBL turn lane and an NBR turn lane with an initial student enrollment of no more than 195 students. Under this alternative, the LOS at the intersection would improve from a grade of F to a grade of B in all three peak periods. However, the SBL turn lane storage of vehicles (meaning vehicles stopped at the intersection in the SBL turn lane during a red light) would be nearing its maximum capacity with a 175-foot-long queue of vehicles in a 200-foot-long turn lane, as proposed by the applicant. FCDOT staff also reviewed the analysis that assumed no more than 450 students under a signalized intersection scenario. This analysis found that the proposed SBL and NBR turn lanes would effectively and adequately mitigate the school's traffic impact. When the school reaches full enrollment at 450 students and the intersection has a signalized intersection that has SBL and NBR turn lanes, the intersection’s LOS would improve from the current conditions. To address these traffic concerns, staff recommends a development condition requiring that the applicant proceed with the installation of a traffic signal, an SBL turn lane, and an NBR turn lane, regardless of the school’s initial enrollment. Although these measures are expected to adequately mitigate the school’s impact, the applicant has agreed to a development condition regarding the establishment of a transportation management program at the school to reduce the number of vehicle trips to and from the school during peak hours as a mechanism to minimize daily vehicle trips. The condition was updated from the previously approved development condition based on the results of the updated traffic analysis. FCDOT noted that the revised SEA Plat, dated June 4, 2013, highlights the preliminary right-of-way required to accommodate the NBR turn lane and the intersection signal mast arms that will hold the lights for the signalized intersection. The applicant has told staff that the applicant has been speaking with adjacent property owners regarding the acquisition of right-of-way, whether

SEA 2009-DR-008 Page 14

in fee simple or by easement, to construct the NBR turn lane, to install signal equipment, and for VDOT to maintain the equipment. Staff noted that the SBL turn lane can be accommodated within the existing right-of-way. As explained in Appendix 5, FCDOT would prefer that the applicant affirmatively illustrate that the utility relocations can be accomplished as stated by the applicant. Additionally, as explained in Appendix 5, FCDOT recommended that the applicant confirm that 11-foot-wide lanes are provided on the entire segment of Crowell Road shown on Sheet 6 of the plat. Staff recommends a development condition requiring that the utilities be relocated using existing right-of-way or right-of-way obtained by the applicant through voluntary private agreements. Moreover, if the applicant has not acquired the necessary right-of-way to construct all of the proposed transportation improvements prior to the Board’s consideration of this application, FCDOT recommends the inclusion of a development condition requiring that the applicant acquire the necessary right-of-way from adjacent property owners through voluntary private agreements. As explained in Appendix 5, FCDOT had the following additional comments: A marked pedestrian path should be provided from the building entrance to

the tennis courts and other recreational areas northeast of the school site; The applicant should consider the installation of traffic calming devices on

Hunter Mill Road and Crowell Road in the vicinity of the proposed school, such as school zone signs;

An ADA-compliant pedestrian connection (such as a crosswalk, sidewalk, or other ADA-compliant pathway) should be provided from the west parking lot to the main building/central open space;

An additional ADA-compliant pedestrian connection should be provided from the front parking lot to the building entrance; and

Marked pedestrian crosswalks/paths should be provided in the parking lot to direct staff/students/visitors to the ADA-compliant curbcuts that would be installed on the main building compound.

After FCDOT completed its comments and recommendations, these items were incorporated into the SEA Plat and development conditions, as applicable. FCDOT staff also recommended that the SEA Plat include provisions for an on-road bike lane and a major trail on Hunter Mill Road and a major trail on Crowell Road per the recommendations of the County’s Trails Plan. While it would be highly desirable for the applicant to acquire adequate off-site right-of-way along the east side of Hunter Mill Road for an on-road bike lane and a major trail and on the south side of Crowell Road for a major paved trail, staff recognizes that the acquisition of additional right-of-way for these facilities may

SEA 2009-DR-008 Page 15

be constrained by current development patterns and the willingness of the adjacent property owners to sell such portions of their properties. However, the applicant has updated the SEA Plat to reflect the dedication of the recommended right-of-way along Crowell Road on the applicant’s property for a future major trail. VDOT (VDOT’s comments and conclusions are attached here as Appendix 6) VDOT staff reviewed the intersection of Crowell Road and Hunter Mill Road for three different types of control: A roundabout; A signal with an SBL turn lane (with and without an NBR turn lane); and An all-way stop with various additional lanes (SBL, NBR, and westbound left

(WBL)).

VDOT found that all three types of control in various forms have been shown to be acceptable in terms of LOS and safety for the intersection. VDOT supports the installation of any one of the following: A roundabout; A signal with an SBL turn lane and an NBR turn lane; or An all-way stop with SBL and NBR turn lanes.

The applicant's proposal for an intersection with a traffic signal, an SBL turn lane, and an NBR turn lane is consistent with the VDOT recommendation.

Stormwater Management Analysis

Stormwater management was considered as part of the original special exception approval. The development conditions that were approved in SE 2009-DR-008 that are associated with these resources are being carried forward with this application. These development conditions adequately address the stormwater management for this application.

Environmental and Urban Forestry Management Analysis Forest resources and other environmental resources were considered as part of the original special exception approval. The conditions that were approved in SE 2009-DR-008 that are associated with these resources are being carried forward with this application. These development conditions adequately address the management of forest resources and other environmental resources for this application.

SEA 2009-DR-008 Page 16

ZONING ANALYSIS

Lot Size Requirements, Bulk Regulations, and Parking

R-E Residential Lot Requirements & Parking (§3-E06, §3-E07, & Article 11, Part 1)

Standard Required Provided

Min. Lot Area 75,000 sf 22.71 acres*

Min. Lot Width 200 feet 200 feet

Max. Building Height 60 feet 60 feet

Front Yard 55° angle of bulk plane (ABP), not less than 50 feet = 86 feet 149 feet

Side Yard 45° angle of bulk plane, not less than 20 feet = 60 feet

226 feet (west) 377 feet (east)

Rear Yard 45° angle of bulk plane, not less than 25 feet = 60 feet 76 feet

Maximum FAR No more than 0.15 0.136

Parking 225 spaces at a minimum** 195 spaces +

37 overflow spaces for a total of 232 spaces

* The project area has been reduced slightly due to dedication of land along the Dulles Tollway for a Traction Power Substation associated with Metrorail.

**Parking tabulations will be based on final engineering at the site plan phase. Transitional Screening and Barrier Requirements

Direction Transitional Screening; & Barrier Requirements

Proposed Screening & Barriers

All Sides (R-E & R-1 zoning: residential uses & Tollway)

Screening 1; Barrier D, E or F As previously approved

Lot size requirements, bulk regulations, transitional screening and barrier requirements, and parking requirements were considered with the previous approval. This application meets all of the lot and bulk requirements of the R-E district and all parking requirements as listed above. As explained above, the transitional screening and barrier requirements along the eastern and southern property lines were modified by SE 2009-DR-008 to favor the existing vegetation and features as shown on the Special Exception plat. Staff recommends a reaffirmation of the previous modifications to the transitional screening and barrier requirement along the eastern and southern

SEA 2009-DR-008 Page 17

property lines to favor the existing vegetation and features as shown on the Special Exception Amendment plat. General Special Exception Standards (§9-006) All special exception uses shall satisfy the following general standards: General Standard 1 requires that the proposed use at the specified location be in harmony with the adopted Comprehensive Plan and General Standard 2 requires that the proposed use be in conformance with the general purpose and intent of the applicable zoning district regulations. These issues have been considered with the previous approval, SE 2009-DR-008, and the Board found that they were met. Regarding the current amendment application, staff sees no changes in this application that would affect the Board’s previous determination. These considerations satisfy General Standards 1 and 2. General Standard 3 requires that the proposed use be harmonious with and not adversely affect the use or development of neighboring properties in accordance with the applicable zoning district regulations and the adopted comprehensive plan. The location, size, and height of buildings, structures, walls, and fences, and the nature and extent of screening, buffering, and landscaping shall be such that the use will not hinder or discourage the appropriate development and use of adjacent or nearby land and/or buildings or impair the value thereof. The applicant proposes modifications to development conditions and site access with no changes to the proposed use, the maximum enrollment of the school, or the general layout of the buildings and related facilities. The use, enrollment, and general layout of the buildings and related facilities have been considered with the previous approval and the Board found that they were met. Regarding the current application, staff sees no changes in this application that would affect the Board’s previous determination. The proposed screening, buffering, and landscaping are appropriate so that the private school use that is proposed in this application will not hinder or discourage the development and use of adjacent or nearby land and/or buildings or impair the value thereof. This conclusion considers that any right-of-way required for this use must be obtained by the applicant by voluntary sale of the adjacent landowners. In addition, the removal of the earthen berm from the adjacent property is being done with the adjacent owner’s consent. These considerations satisfy General Standard 3. General Standard 4 requires that the proposed use be such that pedestrian and vehicular traffic associated with such use will not be hazardous or conflict with the existing and anticipated traffic in the neighborhood.

SEA 2009-DR-008 Page 18

As previously mentioned, FCDOT and VDOT indicated a need for roadway improvements. The proposed development conditions have been prepared to implement these improvements. These improvements satisfy General Standard 4. General Standards 5, 6, and 7 require landscaping, screening, open space, adequate utility, drainage, parking, loading, and other necessary facilities to serve the proposed use to be regulated in accordance with the Zoning Ordinance. These issues have been addressed with the previous approval and are addressed in this application as indicated above. Parking calculations have been updated to reflect the proposed uses. Landscaping and screening have been updated to reflect the proposed access onto Crowell Road. These considerations satisfy General Standards 5, 6, and 7. General Standard 8 states that signs shall be regulated by the provisions of Article 12 and that the Board may impose more strict requirements for a given use than those set forth in the Zoning Ordinance. As in the previous approval and as seen in the development conditions proposed here, any new signs would be required to be in conformance with Article 12 of the Zoning Ordinance. General Standard 8 is satisfied in this application. Standards for All Category 3 Uses (§9-304) The Category 3 Standards require that the proposed development meet lot size and bulk requirements for the zoning district in which located, comply with performance standards, and be subject to Site Plan review. As previously mentioned, the applicant proposes modifications to development conditions and site access with no changes to the proposed use, the maximum enrollment of the school, or the general layout of the buildings and related facilities. These standards have been addressed through the previous approval, and the Board found that they were satisfied. Regarding the current amendment application, staff sees no changes in this application that would affect the Board’s previous determination. These standards are satisfied. Additional Standards for Private Schools of General Education and Private Schools of Special Education (§9-310) The additional standards define the amount of usable outdoor recreation area required for the proposed use, the minimum lot area as determined by the Board of Supervisors, and compliance with the County Code and the Code of Virginia.

SEA 2009-DR-008 Page 19

These standards have been addressed through the previous approval, and the Board found that they were satisfied. Regarding the current amendment application, staff sees no changes in this application that would affect the Board’s previous determination. These standards are satisfied.

CONCLUSIONS AND RECOMMENDATIONS

Staff Conclusions Staff concludes that the proposed modifications to the development conditions and site access would not increase the intensity of the uses above the levels previously approved by the Board as being reasonable. Furthermore, the proposed modifications would facilitate improvements to the levels of service on the surrounding roadway network and have been designed to be compatible with the surrounding community. Furthermore, staff recommends development conditions to address the provision of traffic-calming measures along Crowell Road and the relocation of utilities. Staff concludes that the proposed uses would be in harmony with the Comprehensive Plan and the applicable Zoning Ordinance provisions. Recommendations Staff recommends approval of SEA 2009-DR-008 subject to the development conditions dated June 6, 2013. Staff recommends reaffirmation of the previous modification of the transitional screening requirements on the east and south to favor existing vegetation and as shown on the special exception amendment plat. Staff recommends reaffirmation of the previous modification of the location of the required barrier along the eastern and southern boundaries to favor that barrier that is shown on the special exception amendment plat. It should be noted that it is not the intent of staff to recommend that the Board, in

adopting any conditions proffered by the owner, relieve the Oakcrest School from compliance with the provisions of any applicable ordinances, regulations, or adopted standards. The approval of this application does not and would not interfere with, abrogate, or annul any easements, covenants, or other agreements between parties, as they may apply to the property subject to this application.

It should be further noted that the content of this report reflects the analysis and

recommendations of staff; it does not reflect the position of the Board of Supervisors.

SEA 2009-DR-008 Page 20

APPENDICES

1. Proposed Development Conditions 2. Affidavit 3. Statement of Justification 4. Land Use Policy Excerpts 5. FCDOT - Transportation Analysis 6. VDOT - Transportation Analysis 7. Previously Approved Development Conditions 8. Previously Approved Special Exception Plat 9. Applicable Zoning Ordinance Standards

10. Glossary of Terms

APPENDIX 1

PROPOSED DEVELOPMENT CONDITIONS SEA 2009-DR-008

June 6, 2013

If it is the intent of the Board of Supervisors (Board) to approve SEA 2009-DR-

008, located on the south side of Crowell Road, Tax Map 18-4 ((1)) 26C and 18-4 ((8)) 4 and A, for a private school of general education, pursuant to Sect. 3-E04 of the Fairfax County Zoning Ordinance, the staff recommends that the Board condition the approval by requiring conformance with the following development conditions to supersede all previous conditions. (Those conditions that are identical to conditions that were included in the previous approval or that contain only minor editorial changes are marked with an asterisk*).

1. This Special Exception Amendment (SEA) is granted for and runs with the land

indicated in this application and is not transferable to other land.* 2. This Special Exception Amendment is granted only for the purpose(s),

structure(s) and/or use(s) indicated on the special exception plat approved with the application, as qualified by these development conditions.*

3. This Special Exception Amendment is subject to the provisions of Article 17, Site

Plans, as may be determined by the Director, Department of Public Works and Environmental Services (DPWES). Any plan submitted pursuant to this special exception shall be in substantial conformance with the approved Special Exception Amendment Plat entitled “Oakcrest School,” consisting of 19 sheets dated June 4, 2013, and these conditions. Minor modifications to the approved special exception may be permitted pursuant to Par. 4 of Sect. 9-004 of the Zoning Ordinance.*

4. A copy of these special exception amendment conditions shall be posted in a

conspicuous place on the property, and made available to the public and all departments of the County of Fairfax during hours of operation.*

5. Architecture shall be in general conformance with that shown on Sheets 12 and

13 of the SEA Plat.* 6. Any retaining walls provided which are not shown on the SEA Plat shall not

exceed three feet in height.* 7. The architectural treatment of the portions of any retaining walls over two feet in

height that face the eastern, northern, or western lot lines shall consist of a split face, landscape block, masonry, concrete, concrete tie or stone finish, and shall be of a color compatible with the other structures on the property.*

8. The maximum daily enrollment shall be limited to 450 students, grades 6-12.* 9. The maximum number of staff on-site at any one time shall be 90.*


10. (a) The primary hours of operation, to include regular extracurricular activities,

shall be limited to 7:00 am to 6:00 pm, Monday - Friday.* (b) Evening hours of operation for parent/teacher conferences and similar meetings shall be permitted Monday - Friday, but shall be scheduled to end by 10:00 pm.* (c) Other evening activities shall be permitted Monday - Friday, but shall be scheduled to end by 10:00 pm, Monday – Thursday and by 11:00 pm Friday, and shall be limited to a maximum of eight occurrences per month.* (d) Weekend activities shall be limited to 9:00 am to 11:00 pm on Saturday and 9:00 am to 5:00 pm on Sunday. Weekend activities with an anticipated attendance of 30 or more shall be limited to four events per month. No more than twice a year an indoor event on a Saturday may extend until 12:00 midnight.* (e) Weekend outdoor activities shall not extend beyond 7:30 pm.* (f) The school buildings and outdoor playing fields shall not be leased, rented, or otherwise made available to groups not affiliated with or sponsored by the school.*

11. Any on-site summer camp or summer school activities shall be subject to the

following restrictions: (a) The total maximum daily enrollment shall be limited to 450 children, limited to children entering 1st grade through those who have just graduated from 12th grade.* (b) The hours of operation of the summer camp / summer school shall be limited to 8:00 am to 5:00 pm, Monday - Friday.*

12. Prior to the first day of school each year, a neighborhood liaison committee

shall be established to coordinate and meet with interested neighbors to discuss and address neighborhood concerns regarding the school. Prior to the first day of school, the neighborhood liaison committee shall designate a contact person, and the name and phone number of the contact person shall be provided to the presidents of surrounding civic associations and the office of the Hunter Mill District Supervisor or another local District Supervisor if the District is no longer the Hunter Mill District due to future redistricting or some other reason.*

13. No lighting shall be provided for the outdoor playing fields/tennis courts, and the

use of outdoor public address speaker systems or bull horns shall be prohibited. However, this shall not preclude the use of a temporary public address speaker system to be used for outdoor graduation/baccalaureate ceremonies.*


14. All lighting, including security lighting, shall be in conformance with Part 9 of

Article 14 of the Zoning Ordinance. Any light fixtures provided on the site shall be limited to a maximum height of 12 feet, from ground level to the top of the fixture.*

15. Indoor recreation space shall be provided for each student enrolled in

accordance with the provisions of Chapter 30 of the Code.* 16. All vehicular parking shall be provided on-site. If additional parking is required

during any special event, off-site parking and shuttle service shall be provided.* 17. The applicant shall designate an individual as the applicant’s transportation

coordinator to administer and encourage participation in a transportation management program designed to reduce the number of vehicle trips to and from the school during peak hours as a mechanism to minimize daily vehicular trips. The name of the transportation coordinator shall be provided to the Fairfax County Department of Transportation (FCDOT) within 30 days after the issuance of a Non-Residential Use Permit (Non-RUP) for the school and at any such time as the coordinator changes. A transportation management plan shall be submitted to FCDOT within 90 days after the issuance of a Non-RUP for the school. An annual report shall be submitted to FCDOT in October of each year that demonstrates through surveys or other means of data collection how the number of vehicle trips to and from the school have been reduced from the AM peak hour trip generation rates as derived from the latest edition of the Trip Generation Manual of the Institute of Transportation Engineers. After the first three years of annual reports, these reports may be provided every two or three years, or not at all if mutually agreed to by the applicant and FCDOT.

18. The applicant shall acquire and dedicate sufficient right-of-way along the east

side of Hunter Mill Road for the construction of a northbound right turn lane and associated taper approaching the Hunter Mill Road and Crowell Road intersection. These facilities shall be constructed prior to the issuance of a Non-RUP for the school.

19. The applicant shall construct a southbound left turn lane and associated taper

approaching the Hunter Mill Road and Crowell Road intersection. These facilities shall be constructed prior to the issuance of a Non-RUP for the school.

20. The applicant shall acquire and dedicate sufficient right-of-way along the south

side of Crowell Road for the construction of an eastbound right turn lane, a westbound left turn lane, and the respective tapers approaching the school driveway. For on-site areas along the south side of Crowell Road, the applicant shall dedicate sufficient right-of-way for turn lanes, tapers, buffers, a major paved trail, and clear zones, which are border areas starting at the edge of a traveled way available for safe use by an errant vehicle, according to VDOT and/or FCDOT standards, and as generally shown on the SEA plat.


21. Prior to the issuance of a Non-RUP, and with the exception of off-road paved trails, all transportation improvements shown on the SEA Plat (including, but not limited to, frontage improvements, turn lanes, tapers, the relocation of utilities, and a traffic signal at the intersection of Hunter Mill Road and Crowell Road), as approved by VDOT, shall be completed. The applicant shall construct the proposed transportation improvements and relocate utilities by using existing right-of-way or obtaining additional right-of-way through voluntary private agreements.

22. Pedestrian paths shall be provided as generally annotated on the SEA Plat,

including those to the overflow parking lot, located to the northwest of the school, and to the athletic facilities, located to the northeast of the school.

23. Americans with Disabilities Act (ADA)-compliant pathways shall be provided

from accessible parking spaces to the building entrances. 24. Before the issuance of the first Non-RUP for the school, the applicant shall

install school zone flashing beacon lights within the existing right-of-way, if such lights are approved by VDOT, along Crowell Road at the eastbound and westbound approaches to the school driveway. These signs shall comply with Sect. 46.2-873 of the Code of Virginia.

25. Within 60 days of the filing of the first site plan on the property, the applicant

shall submit the necessary plats, plans, deeds, and other supporting documents to Fairfax County to cause the temporary cul-de-sac of Forest Maple Drive to be converted to a permanent cul-de-sac. The applicant shall be responsible for the preparation and processing of the necessary documents, the cost of the physical conversion of the cul-de-sac, and the reconstruction, if necessary, of the cul-de-sac. In the event the applicant is unable to obtain consent from the affected property owners for the filing of the dedication and vacation of right-of-way request, the applicant shall escrow with Fairfax County the projected cost of the preparation and processing of the necessary documents and the physical conversion of the cul-de-sac, such cost to be determined by the applicant in consultation with Fairfax County based on the unit price schedule for the improvement that is applicable on the date that the conversion of the cul-de-sac is to be commenced.

26. Vehicular access to the Traction Power Substation Site (TPSS) shown on the

SEA Plat may be provided from the internal road system without amendment of the special exception amendment.*

27. In conjunction with the dedication/sale of the land for the TPSS, an access

easement shall be provided to Metropolitan Washington Airports Authority (or, as appropriate, the Washington Metropolitan Area Transit Authority) to permit periodic access to the TPSS from the internal road system.*


28. If sewer service is not available to the site, a special exception amendment shall be required to provide a septic system, or other alternative system as approved by the Health Department, on the property.*

29. The applicant shall conform strictly to the limits of clearing and grading as

shown on the SEA Plat, subject to the installation of utilities and/or trails as determined necessary by the Director of DPWES. If it is determined necessary to install utilities and/or trails within the limits of clearing and grading as shown on the SEA Plat, they shall be located in the least disruptive manner necessary as determined by the Urban Forest Management Division (UFM) of the Department of Public Works and Environmental Services (DPWES). A replanting plan shall be developed and implemented, subject to approval by UFM, for any areas within the limits of clearing and grading that must be disturbed.*

30. Dead, dying, or invasive vegetation may be removed from the areas protected

by the limits of clearing and grading, if approved by UFM.* 31. The applicant shall request approval from the property owner of Tax Map Parcel

18-4 ((8)) 5 to remove the off-site berm and stabilize the area. If such approval is granted, the applicant shall remove the berm and stabilize the area. If such approval is not granted, the applicant shall demonstrate that the grading and landscaping on the application property is in substantial conformance with that shown on the SEA Plat, or shall apply for a special exception amendment to modify those elements.

32. Following the removal of the berm on Tax Map Parcel 18-4 ((8)) 5, the applicant

shall request approval from the property owner to reseed the area. If permission is granted, the applicant shall coordinate with DPWES, in consultation with the Fairfax County Park Authority (FCPA), and reseed the area in accordance with the following:

(a) The applicant shall use the following native seed mix: Indian grass - Sorghastrum nutans – 25% Little bluestem – Schizachyrium scoparium – 10% Virginia wild rye – Elymus virginicus – 10% Deer tongue - Panicum clandestinum – 15% Purple top – Tridens flavus – 10% Common milkweed – Asclepias syriaca – 5 % Joe-Pye weed – Eupatorium fistulosum – 5% New York ironweed – Vernonia noveboracensis – 5% Heath aster – Aster pilosus – 3% Purple mist flower – Conoclinium coelestinum – 2% Early goldenrod – Solidago juncea – 3% Grass-leaved goldenrod – Euthamia graminifolia – 3% Black-eyed Susan – Rudbeckia hirta – 2% Narrowleaf mountainmint – Pycnanthemum tenuifolium – 2%


(b) The native seed mix for this project must be obtained from Ernst

Conservation Seeds of Meadville, Pennsylvania or a Fairfax County Park Authority (FCPA) approved alternate vendor. Bag tags that show what seed was used must be provided to the Park Authority.

(c) The native seed mix shall be seeded at a rate of 0.5 pounds/1,000 square

feet (about 20 lbs/acre) with a cover crop of annual rye (Lolium multiflorum) at 1.5 lbs/1,000 square feet.

(d) Prior to seeding the contractor shall prepare the site using disking or raking.

(e) For broadcast application, in which seeds are spread uniformly across a

broad area, the native seed mix shall be mixed with weed-free compost (Soilmate or equivalent). If organic compost is used, native seed mix may be sown directly onto the compost and no additional mulching is required. For broadcasting over bare soil, the native seed mix shall be mixed with clean moist sand. Native seed mix may also be drilled or shot by an operator who knows how to apply native seed mix and has the proper equipment (e.g., a Truax type seed drill intended for native seed mixes).

(f) Following application of the native seed mix, the contractor shall

immediately overseed (note that hyrodseeding with fiber mulch may be best on steep slopes, and coir or straw mats shall be used in steep slope areas) with annual rye (Lolium multiflorum) at a rate of 60 pounds per acre (about 1.5 lbs/1,000 square feet) in order to get coverage and stabilization prior to germination and establishment of native warm season grasses. Winter wheat may be substituted for annual rye if seeding is done after October 1st.

(g) Following application of the native seed mix and the annual rye, the area

shall be covered with clean wheat straw to a depth of about 1 inch. No straw needs to be applied if the native seed mix is sown into a SoilMate or equivalent compost blanket or hydroseeded.

(h) No matting containing plastic mesh is allowed.

33. To provide an effective, year round screen along the northernmost 550 feet of

the eastern property boundary, the vegetation shown on the SEA Plat shall be further supplemented by understory plantings to provide ground level screening, as recommended and approved by UFM.*

34. If it is determined by UFM that the landscaping shown on the SEA Plat outside

of the preservation area along the eastern boundary of the site, along with the additional plantings required by these conditions, does not meet the intent of Transitional Screening I, as defined by the Zoning Ordinance, such landscaping shall be further supplemented with additional plantings to meet the intent of Transitional Screening I, as determined by UFM.*


35. A landscape plan shall be submitted concurrent with site plan review and shall provide for the number, sizes, and locations of trees and plantings consistent with that shown on the SEA Plat and the additional requirements of these conditions. The landscape plan shall be subject to the review and approval of UFM. Minor modifications may be permitted by UFM to the extent that these do not result in significant physical impacts to the areas designated to be left undisturbed.*

36. At the time of site plan submission, a tree survey shall be submitted that

identifies the trunk location, species, size, crown spread and condition analysis rating for all individual and groups of trees shown on the SEA Plat to be preserved, as well as all on and off-site trees, living or dead with trunks 8 inches in diameter and greater (measured at 4 ½ feet from the base of the trunk or as otherwise allowed in the 9th or latest edition of the Guide for Plant Appraisal published by the International Society of Arboriculture) located within 25 feet of the approved limits of clearing and grading for review by UFM. This tree survey shall be prepared by a Certified Arborist or Landscape Architect with experience in the preparation of tree preservation plans.*

37. The applicant shall take necessary steps and actions to ensure the long-term

survival, and continuing structural integrity and health of trees designated on the SEA Plat to be preserved. If any of these trees is found to be dead, dying, diseased, or hazardous (as determined by UFM) at or prior to, the final release of the project bond, and that such was not the result of unapproved construction practices, the applicant shall provide for restoration and remuneration by:

(a) Providing for the removal of the above ground portions of trees.

(b) Restoring understory plants and/or soil conditions damaged during tree

removal activities (as determined by UFM).

(c) Providing for the restoration of the associated loss in canopy coverage in accordance with the tree cover guidance found in the Public Facilities Manual.*

38. The applicant shall: a) root prune the roots of trees to be preserved that may be

damaged during clearing, demolition, grade changes, utility installation and/or the installation of retaining walls; b) mulch to a minimum depth of 3 inches within the areas to be left undisturbed where soil conditions are poor, lacking leaf litter or prone to soil erosion; and c) then provide tree protection fencing approved by UFM and where deemed necessary by UFM. The areas that will be root pruned and mulched shall be clearly identified on the Tree Designation Plan. All treatments for such trees and vegetation shall be clearly specified, labeled, and detailed on the erosion and sediment control sheets and demolition plan (if provided) sheets of the site plan submission. The details for these treatments shall be included in the Tree Designation Plan and shall be subject to the review and approval of UFM.*


All root pruning and mulching work shall be performed in a manner that protects adjacent trees and vegetation that are required to be preserved as shown on the SEA plat and may include, but not be limited to, the following:

Root pruning shall be done with a trencher or vibratory plow to a depth of

18 inches. Root pruning shall take place prior to any clearing and grading and/or

demolition of structures. Root pruning shall not sever or significantly damage structural or

compression roots in a manner that may compromise the structural integrity of trees or the ability of the root system to provide anchorage for the above ground portions of the trees.

Root pruning shall be conducted with the on-site supervision of a certified arborist.

14 gauge welded wire tree protection fencing shall be installed immediately after root pruning, and shall be positioned directly in the root pruning trench and backfilled for stability, or just outside the trench within the disturbed area.

Immediately after the Phase II E&S activities are complete, mulch shall be applied at a depth of 3 inches within designated areas without the use of motorized equipment.

Mulch shall consist of wood chips, shredded hardwood, and/or pine bark mulch. Hay or straw mulch shall not be used within tree preservation areas.

UFM shall be informed in writing when all root pruning and tree protection fence installation is complete.*

39. All signage shall conform to Sect. 12-208 of the Zoning Ordinance.* 40. Outdoor construction activities shall be limited to the hours of 7:00 am –

7:00 pm, Monday through Friday and 9:00 am – 6:00 pm, Saturday. No outdoor construction activities shall take place on Sundays or Federal Holidays.*

41. If porta-potties are provided for temporary use at the outdoor athletic fields/tennis

courts, they shall not be located within 100 feet of any property line.* 42. If a scoreboard is provided at the outdoor athletic fields/tennis courts, no more

than one shall be permitted at a time on the entire site. It shall not be located within 100 feet of any property line and shall be fully screened from view so that it may not be viewed by any neighboring property off-site.*

The above proposed conditions are staff recommendations and do not reflect the position of the Board unless and until adopted by the Board. This approval, contingent on the above noted conditions, shall not relieve the applicant from compliance with the provisions of any applicable ordinances, regulations, or adopted standards. The applicant shall be responsible for obtaining the required Non-


RUP through established procedures, and this use shall not be established until this has been accomplished. Pursuant to Section 9-015 of the Zoning Ordinance, this special exception shall automatically expire, without notice, 36 months after the date of approval unless, at a minimum, the use has been established or construction has commenced and been diligently prosecuted. The Board may grant additional time to establish the use or to commence construction if a written request for additional time is filed with the Zoning Administrator prior to the date of expiration of the special exception. The request must specify the amount of additional time requested, the basis for the amount of time requested, and an explanation of why additional time is required.

jgorne

Text Box

APPENDIX 2

jgorne

Text Box

APPENDIX 3

APPENDIX 4

1

FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, AREA III, Upper Potomac Planning District, Amended through 6-19-2012, UP3-Hickory Community Planning Sector, Pages 99 and 102 RECOMMENDATIONS Land Use The Hickory Community Planning Sector is largely developed as stable low density residential neighborhoods. Infill development in these neighborhoods should be of a compatible use, type and intensity in accordance with the guidance provided by the Policy Plan under Land Use Objectives 8 and 14. 11. The area bounded by Hunter Mill Road, Colvin Run, Leesburg Pike (Route 7), Difficult Run and the Dulles Airport Access Road is part of the Difficult Run watershed and is planned for low density residential development at .2-.5 dwelling units per acre as shown on the Plan map. Uses requiring special permit or special exception approval should be rigorously reviewed and permitted only when the use is of a size and scale that will not adversely impact adjacent land uses and the overall low density residential character of the area. The cumulative effect of special permit and special exception uses should be considered prior to allowing additional uses or the expansion of existing uses to determine if adding new uses or expanding existing uses will change the low density residential character of the area. FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, POLICY PLAN, Land Use, Amended through 9-22-2008, Pages 5 and 9 COUNTYWIDE OBJECTIVES AND POLICIES LAND USE PATTERN Objective 8: Fairfax County should encourage a land use pattern that protects, enhances and/or maintains stability in established residential neighborhoods. LAND USE COMPATIBILITY Objective 14: Fairfax County should seek to achieve a harmonious and attractive development pattern which minimizes undesirable visual, auditory, environmental and other impacts created by potentially incompatible uses.

APPENDIX 4

2

FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, POLICY PLAN, Transportation, Amended through 3-9-2009, Pages 1-11. Introduction Since it is apparent that roadway improvements cannot be relied upon to provide unlimited transportation capacity for the future, measures to bring about less demand for roadway capacity should be a focus of the County’s Comprehensive Plan. It will be impossible to meet travel demand solely by roadways. Countywide Objectives and Policies Objective 3: Ensure that the roadway system provides adequate local access and capacity for through movements, consistent with financial, social, and environmental constraints and with the County's goal of reducing SOV use. Policy b. Provide a street network level of service as high as practical, recognizing the social, environmental, and financial constraints associated with the diverse areas of the County. At a minimum, level of service D should be provided, except where a lower level of service has been determined acceptable. Policy c. Encourage the use of context sensitive solutions in roadway design to improve integration of roads into the physical environment and community. Objective 5: Promote Transportation Demand Management (TDM) to support efficient use of the County’s transportation system. Policy g. Work with Fairfax County Public Schools, private schools, and area colleges to establish programs that encourage the use of bicycling, walking, carpooling and transit. Policy h. Require that applicants for rezoning and special exceptions show evidence that they have analyzed and evaluated potential TDM strategies. Encourage proffers of TDMs and develop enforcement mechanisms and proffers in support of the County’s transit system. Objective 6: Ensure that improvements to the transportation system are cost-effective and consistent with environmental, land use, social, and economic goals. Policy a. Give priority to the programming of transportation improvements that assist in accomplishing the County's land use goals and objectives, particularly the encouragement of transit-oriented development at Transit Station Areas, Commercial Revitalization Areas, and in the cores of the Urban and Suburban Centers. Policy e. Consider direct and indirect costs, including operations and maintenance, in making programming decisions.

APPENDIX 4

3

Policy f. Pursue advanced acquisition of easements and rights-of-way to reduce project costs and adverse impacts. Policy g. Consider intersection improvements when funds are insufficient to permit construction of full segments between intersections. Objective 7: Provide transportation facilities and services that minimize community disruption and adverse environmental impacts. Policy b. Plan and design transportation facilities and services to minimize and mitigate adverse impacts to residents and neighborhoods. Objective 8: Identify the funding needed for the County’s transportation system and potential sources for that funding. Objective 9: Ensure safety for users of transportation facilities and services and for the general public. Policy i. Work with VDOT and local communities to implement traffic calming and other measures where needed to encourage motorists to drive with caution and consideration in residential communities.

Objective 10: Maximize the operational efficiency of transportation facilities. Policy a. Maximize the efficiency of existing roads through low-cost strategies to increase capacity such as channelization, turning lanes, optimized signalization, and signage, while avoiding negative impacts on pedestrians and bicyclists. Objective 11: Ensure that land use and transportation policies are complementary. Policy a. Require all new developments to mitigate adverse impacts upon the transportation system. Evaluate measures to facilitate access by transit and to provide other enhancements necessary to promote use of transit and non-motorized transportation. Objective 12: Preserve land needed to accommodate planned transportation facilities. Policy d. Prepare engineering plans for future transportation improvements as soon as feasible in order to clarify and secure right-of-way requirements and to develop improved cost estimates.

APPENDIX 4

4

FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, AREA III, Upper Potomac Planning District, Amended through 6-19-2012, Overview, Page 5 District-Wide Recommendations Transportation Hunter Mill Road from Chain Bridge Road to Baron Cameron Avenue is a 7.2 mile roadway that is designated a Virginia Byway. To preserve the road’s scenic and historic character, planning efforts should focus on innovative ways of dealing with traffic volumes. The Hunter Mill Road Traffic Calming Study, sponsored by the Northern Virginia Regional Commission (NVRC) and completed in 2006, provides both a traffic calming conceptual plan for Hunter Mill Road, as well as context sensitive roadway design techniques. FAIRFAX COUNTY COMPREHENSIVE PLAN, 2011 Edition, AREA III, Upper Potomac Planning District, Amended through 6-19-2012, UP3-Hickory Community Planning Sector, Page 103 Transportation The recommendations contained in the Area Plan text and maps, the Policy Plan and Transportation Plan map, policies and requirements in the Public Facilities Manual, the Zoning Ordinance, and other standards will be utilized in the evaluation of development proposals. Development proposals should also be evaluated against the Hunter Mill Road Traffic Calming Study (Northern Virginia Regional Commission, 2006), which provides both a traffic calming conceptual plan for Hunter Mill Road, as well as context sensitive roadway design techniques.

jgorne

Text Box

APPENDIX 5

Traffic Engineering

Page 1 of 1

April 25, 2013 MEMORANDUM

TO: Land Development FROM: Traffic Engineering CC: SUBJECT: Oakcrest School – SE 2009-DR-008 – Intersection Alternatives Analysis With this analysis, the intersection of Crowell Road/Hunter Mill Road has been analyzed for three different types of control:

a roundabout, a signal with a southbound left turn lane & with/without a northbound right turn lane, and an all-way stop with various additional lanes (i.e. southbound left, westbound left &

northbound right) All three types of control in various forms have been shown to be acceptable in term of LOS and safety for this intersection. In summary, VDOT Traffic Engineering supports the installation of either one of the following:

Roundabout Signal with a southbound left turn lane and northbound right turn lane. An all-way stop with a southbound left turn lane and a northbound right turn lane.

jgorne

Text Box

APPENDIX 6

jgorne

Text Box

APPENDIX 7

jgorne

Text Box

APPENDIX 8

APPENDIX 9

1

ZONING ORDINANCE PROVISIONS 9-006 General Standards In addition to the specific standards set forth hereinafter with regard to particular special exception uses, all such uses shall satisfy the following general standards: 1. The proposed use at the specified location shall be in harmony with the adopted

comprehensive plan. 2. The proposed use shall be in harmony with the general purpose and intent of the

applicable zoning district regulations. 3. The proposed use shall be such that it will be harmonious with and will not adversely

affect the use or development of neighboring properties in accordance with the applicable zoning district regulations and the adopted comprehensive plan. The location, size and height of buildings, structures, walls and fences, and the nature and extent of screening, buffering and landscaping shall be such that the use will not hinder or discourage the appropriate development and use of adjacent or nearby land and/or buildings or impair the value thereof.

4. The proposed use shall be such that pedestrian and vehicular traffic associated with such use will not be hazardous or conflict with the existing and anticipated traffic in the neighborhood.

5. In addition to the standards which may be set forth in this Article for a particular category or use, the Board shall require landscaping and screening in accordance with the provisions of Article 13.

6. Open space shall be provided in an amount equivalent to that specified for the zoning district in which the proposed use is located.

7. Adequate utility, drainage, parking, loading and other necessary facilities to serve the proposed use shall be provided. Parking and loading requirements shall be in accordance with the provisions of Article 11.

8. Signs shall be regulated by the provisions of Article 12; however, the Board may impose more strict requirements for a given use than those set forth in this Ordinance.

9-304 Standards for all Category 3 Uses In addition to the general standards set forth in Sect. 006 above, all Category 3 special exception uses shall satisfy the following standards: 1. For public uses, it shall be concluded that the proposed location of the special

exception use is necessary for the rendering of efficient governmental services to residents of properties within the general area of the location.

2. Except as may be qualified in the following Sections, all uses shall comply with the lot size requirements of the zoning district in which located.

3. Except as may be qualified in the following Sections, all uses shall comply with the bulk regulations of the zoning district in which located; however, subject to the

APPENDIX 9

2

provisions of Sect. 9-607, the maximum building height for a Category 3 use may be increased.

4. All uses shall comply with the performance standards specified for the zoning district in which located, including the submission of a sports illumination plan as may be required by Part 9 of Article 14.

5. Before establishment, all uses, including modifications or alterations to existing uses, shall be subject to the provisions of Article 17, Site Plans.

9-310 Additional Standards for Private Schools of General Education and Private Schools of Special Education 1. In addition to complying with the minimum lot size requirements of the zoning district

in which located, the minimum lot area for a private school of general education shall be of such size that:

A. 200 square feet of usable outdoor recreation area shall be provided for each

child in grades K-3 that may use the space at any one time, and B. 430 square feet of usable outdoor recreation area shall be provided for each

child in grades 4-12 that may use the space at any one time. Such usable outdoor recreation area shall be delineated on a plat submitted at the time the application is filed. For the purpose of this provision, usable outdoor recreation area shall be limited to: A. That area not covered by buildings or required off-street parking spaces. B. That area outside the limits of the required front yard. C. Only that area which is developable for active outdoor recreation purposes. D. An area which occupies no more than eighty (80) percent of the combined total

areas of the required rear and side yards.

2. In addition to complying with the minimum lot size requirements of the zoning district in which located, the minimum lot area of a private school of special education shall be based upon a determination made by the Board; provided, however, that the proposed use conforms with the provisions set forth in Sect. 304 above.

3. All private schools shall be subject to the provisions set forth in Par. 2 and 3 of Sect.

309 above. If applicable, such uses shall also be subject to the regulations of Chapter 30 of The Code or Title 63.2, Chapter 17 of the Code of Virginia.

APPENDIX 10

1

GLOSSARY This Glossary is provided to assist the public in understanding

the staff evaluation and analysis of development proposals. It should not be construed as representing legal definitions.

Refer to the Fairfax County Zoning Ordinance, Comprehensive Plan, or Public Facilities Manual for additional information.

ABANDONMENT: Refers to road or street abandonment, an action taken by the Board of Supervisors, usually through the public hearing process, to abolish the public's right-of-passage over a road or road right-of way. Upon abandonment, the right-of-way automatically reverts to the underlying fee owners. If the fee to the owner is unknown, Virginia law presumes that fee to the roadbed rests with the adjacent property owners if there is no evidence to the contrary. ACCESSORY DWELLING UNIT (OR APARTMENT): A secondary dwelling unit established in conjunction with and clearly subordinate to a single family detached dwelling unit. An accessory dwelling unit may be allowed if a special permit is granted by the Board of Zoning Appeals (BZA). Refer to Sect. 8-918 of the Zoning Ordinance. AFFORDABLE DWELLING UNIT (ADU) DEVELOPMENT: Residential development to assist in the provision of affordable housing for persons of low and moderate income in accordance with the affordable dwelling unit program and in accordance with Zoning Ordinance regulations. Residential development which provides affordable dwelling units may result in a density bonus (see below) permitting the construction of additional housing units. See Part 8 of Article 2 of the Zoning Ordinance. AGRICULTURAL AND FORESTAL DISTRICTS: A land use classification created under Chapter 114 or 115 of the Fairfax County Code for the purpose of qualifying landowners who wish to retain their property for agricultural or forestal use for use/value taxation pursuant to Chapter 58 of the Fairfax County Code. BARRIER: A wall, fence, earthen berm, or plant materials which may be used to provide a physical separation between land uses. Refer to Article 13 of the Zoning Ordinance for specific barrier requirements. BEST MANAGEMENT PRACTICES (BMPs): Stormwater management techniques or land use practices that are determined to be the most effective, practicable means of preventing and/or reducing the amount of pollution generated by nonpoint sources in order to improve water quality. BUFFER: Graduated mix of land uses, building heights or intensities designed to mitigate potential conflicts between different types or intensities of land uses; may also provide for a transition between uses. A landscaped buffer may be an area of open, undeveloped land and may include a combination of fences, walls, berms, open space and/or landscape plantings. A buffer is not necessarily coincident with transitional screening. CHESAPEAKE BAY PRESERVATION ORDINANCE: Regulations which the State has mandated must be adopted to protect the Chesapeake Bay and its tributaries. These regulations must be incorporated into the comprehensive plans, zoning ordinances and subdivision ordinances of the affected localities. Refer to Chesapeake Bay Preservation Act, Va. Code Section 10.1-2100 et seq and VR 173-02-01, Chesapeake Bay Preservation Area Designation and Management Regulations. CLUSTER DEVELOPMENT: Residential development in which the lots are clustered on a portion of a site so that significant environmental/historical/cultural resources may be preserved or recreational amenities provided. While smaller lot sizes are permitted in a cluster subdivision to preserve open space, the overall density cannot exceed that permitted by the applicable zoning district. See Sect. 2-421 and Sect. 9-615 of the Zoning Ordinance. COUNTY 2232 REVIEW PROCESS: A public hearing process pursuant to Sect. 15.2-2232 (Formerly Sect. 15.1-456) of the Virginia Code which is used to determine if a proposed public facility not shown on the adopted Comprehensive Plan is in substantial accord with the plan. Specifically, this process is used to determine if the general or approximate location, character and extent of a proposed facility is in substantial accord with the Plan. dBA: The momentary magnitude of sound weighted to approximate the sensitivity of the human ear to certain frequencies; the dBA value describes a sound at a given instant, a maximum sound level or a steady state value. See also Ldn. DENSITY: Number of dwelling units (du) divided by the gross acreage (ac) of a site being developed in residential use; or, the number of dwelling units per acre (du/ac) except in the PRC District when density refers to the number of persons per acre. DENSITY BONUS: An increase in the density otherwise allowed in a given zoning district which may be granted under specific provisions of the Zoning Ordinance when a developer provides excess open space, recreation facilities, or affordable dwelling units (ADUs), etc.

APPENDIX 10

2

DEVELOPMENT CONDITIONS: Terms or conditions imposed on a development by the Board of Supervisors (BOS) or the Board of Zoning Appeals (BZA) in connection with approval of a special exception, special permit or variance application or rezoning application in a "P" district. Conditions may be imposed to mitigate adverse impacts associated with a development as well as secure compliance with the Zoning Ordinance and/or conformance with the Comprehensive Plan. For example, development conditions may regulate hours of operation, number of employees, height of buildings, and intensity of development. DEVELOPMENT PLAN: A graphic representation which depicts the nature and character of the development proposed for a specific land area: information such as topography, location and size of proposed structures, location of streets trails, utilities, and storm drainage are generally included on a development plan. A development plan is s submission requirement for rezoning to the PRC District. A GENERALIZED DEVELOPMENT PLAN (GDP) is a submission requirement for a rezoning application for all conventional zoning districts other than a P District. A development plan submitted in connection with a special exception (SE) or special permit (SP) is generally referred to as an SE or SP plat. A CONCEPTUAL DEVELOPMENT PLAN (CDP) is a submission requirement when filing a rezoning application for a P District other than the PRC District; a CDP characterizes in a general way the planned development of the site. A FINAL DEVELOPMENT PLAN (FDP) is a submission requirement following the approval of a conceptual development plan and rezoning application for a P District other than the PRC District; an FDP further details the planned development of the site. See Article 16 of the Zoning Ordinance. EASEMENT: A right to or interest in property owned by another for a specific and limited purpose. Examples: access easement, utility easement, construction easement, etc. Easements may be for public or private purposes. ENVIRONMENTAL QUALITY CORRIDORS (EQCs): An open space system designed to link and preserve natural resource areas, provide passive recreation and protect wildlife habitat. The system includes stream valleys, steep slopes and wetlands. For a complete definition of EQCs, refer to the Environmental section of the Policy Plan for Fairfax County contained in Vol. 1 of the Comprehensive Plan. ERODIBLE SOILS: Soils that wash away easily, especially under conditions where stormwater runoff is inadequately controlled. Silt and sediment are washed into nearby streams, thereby degrading water quality. FLOODPLAIN: Those land areas in and adjacent to streams and watercourses subject to periodic flooding; usually associated with environmental quality corridors. The 100 year floodplain drains 70 acres or more of land and has a one percent chance of flood occurrence in any given year. FLOOR AREA RATIO (FAR): An expression of the amount of development intensity (typically, non-residential uses) on a specific parcel of land. FAR is determined by dividing the total square footage of gross floor area of buildings on a site by the total square footage of the site itself. FUNCTIONAL CLASSIFICATION: A system for classifying roads in terms of the character of service that individual facilities are providing or are intended to provide, ranging from travel mobility to land access. Roadway system functional classification elements include Freeways or Expressways which are limited access highways, Other Principal (or Major) Arterials, Minor Arterials, Collector Streets, and Local Streets. Principal arterials are designed to accommodate travel; access to adjacent properties is discouraged. Minor arterials are designed to serve both through traffic and local trips. Collector roads and streets link local streets and properties with the arterial network. Local streets provide access to adjacent properties. GEOTECHNICAL REVIEW: An engineering study of the geology and soils of a site which is submitted to determine the suitability of a site for development and recommends construction techniques designed to overcome development on problem soils, e.g., marine clay soils. HYDROCARBON RUNOFF: Petroleum products, such as motor oil, gasoline or transmission fluid deposited by motor vehicles which are carried into the local storm sewer system with the stormwater runoff, and ultimately, into receiving streams; a major source of non-point source pollution. An oil-grit separator is a common hydrocarbon runoff reduction method. IMPERVIOUS SURFACE: Any land area covered by buildings or paved with a hard surface such that water cannot seep through the surface into the ground. INFILL: Development on vacant or underutilized sites within an area which is already mostly developed in an established development pattern or neighborhood. INTENSITY: The magnitude of development usually measured in such terms as density, floor area ratio, building height, percentage of impervious surface, traffic generation, etc. Intensity is also based on a comparison of the development proposal against environmental constraints or other conditions which determine the carrying capacity of a specific land area to accommodate development without adverse impacts.

APPENDIX 10

3

Ldn: Day night average sound level. It is the twenty-four hour average sound level expressed in A-weighted decibels; the measurement assigns a "penalty" to night time noise to account for night time sensitivity. Ldn represents the total noise environment which varies over time and correlates with the effects of noise on the public health, safety and welfare. LEVEL OF SERVICE (LOS): An estimate of the effectiveness of a roadway to carry traffic, usually under anticipated peak traffic conditions. Level of Service efficiency is generally characterized by the letters A through F, with LOS-A describing free flow traffic conditions and LOS-F describing jammed or grid-lock conditions. MARINE CLAY SOILS: Soils that occur in widespread areas of the County generally east of Interstate 95. Because of the abundance of shrink-swell clays in these soils, they tend to be highly unstable. Many areas of slope failure are evident on natural slopes. Construction on these soils may initiate or accelerate slope movement or slope failure. The shrink-swell soils can cause movement in structures, even in areas of flat topography, from dry to wet seasons resulting in cracked foundations, etc. Also known as slippage soils. OPEN SPACE: That portion of a site which generally is not covered by buildings, streets, or parking areas. Open space is intended to provide light and air; open space may be function as a buffer between land uses or for scenic, environmental, or recreational purposes. OPEN SPACE EASEMENT: An easement usually granted to the Board of Supervisors which preserves a tract of land in open space for some public benefit in perpetuity or for a specified period of time. Open space easements may be accepted by the Board of Supervisors, upon request of the land owner, after evaluation under criteria established by the Board. See Open Space Land Act, Code of Virginia, Sections 10.1-1700, et seq. P DISTRICT: A "P" district refers to land that is planned and/or developed as a Planned Development Housing (PDH) District, a Planned Development Commercial (PDC) District or a Planned Residential Community (PRC) District. The PDH, PDC and PRC Zoning Districts are established to encourage innovative and creative design for land development; to provide ample and efficient use of open space; to promote a balance in the mix of land uses, housing types, and intensity of development; and to allow maximum flexibility in order to achieve excellence in physical, social and economic planning and development of a site. Refer to Articles 6 and 16 of the Zoning Ordinance. PROFFER: A written condition, which, when offered voluntarily by a property owner and accepted by the Board of Supervisors in a rezoning action, becomes a legally binding condition which is in addition to the zoning district regulations applicable to a specific property. Proffers are submitted and signed by an owner prior to the Board of Supervisors public hearing on a rezoning application and run with the land. Once accepted by the Board, proffers may be modified only by a proffered condition amendment (PCA) application or other zoning action of the Board and the hearing process required for a rezoning application applies. See Sect. 15.2-2303 (formerly 15.1-491) of the Code of Virginia. PUBLIC FACILITIES MANUAL (PFM): A technical text approved by the Board of Supervisors containing guidelines and standards which govern the design and construction of site improvements incorporating applicable Federal, State and County Codes, specific standards of the Virginia Department of Transportation and the County's Department of Public Works and Environmental Services. RESOURCE MANAGEMENT AREA (RMA): That component of the Chesapeake Bay Preservation Area comprised of lands that, if improperly used or developed, have a potential for causing significant water quality degradation or for diminishing the functional value of the Resource Protection Area. See Fairfax County Code, Ch. 118, Chesapeake Bay Preservation Ordinance. RESOURCE PROTECTION AREA (RPA): That component of the Chesapeake Bay Preservation Area comprised of lands at or near the shoreline or water's edge that have an intrinsic water quality value due to the ecological and biological processes they perform or are sensitive to impacts which may result in significant degradation of the quality of state waters. In their natural condition, these lands provide for the removal, reduction or assimilation of sediments from runoff entering the Bay and its tributaries, and minimize the adverse effects of human activities on state waters and aquatic resources. New development is generally discouraged in an RPA. See Fairfax County Code, Ch. 118, Chesapeake Bay Preservation Ordinance. SITE PLAN: A detailed engineering plan, to scale, depicting the development of a parcel of land and containing all information required by Article 17 of the Zoning Ordinance. Generally, submission of a site plan to DPWES for review and approval is required for all residential, commercial and industrial development except for development of single family detached dwellings. The site plan is required to assure that development complies with the Zoning Ordinance. SPECIAL EXCEPTION (SE) / SPECIAL PERMIT (SP): Uses, which by their nature, can have an undue impact upon

APPENDIX 10

4

or can be incompatible with other land uses and therefore need a site specific review. After review, such uses may be allowed to locate within given designated zoning districts if appropriate and only under special controls, limitations, and regulations. A special exception is subject to public hearings by the Planning Commission and Board of Supervisors with approval by the Board of Supervisors; a special permit requires a public hearing and approval by the Board of Zoning Appeals. Unlike proffers which are voluntary, the Board of Supervisors or BZA may impose reasonable conditions to assure, for example, compatibility and safety. See Article 8, Special Permits and Article 9, Special Exceptions, of the Zoning Ordinance. STORMWATER MANAGEMENT: Engineering practices that are incorporated into the design of a development in order to mitigate or abate adverse water quantity and water quality impacts resulting from development. Stormwater management systems are designed to slow down or retain runoff to re-create, as nearly as possible, the pre-development flow conditions. SUBDIVISION PLAT: The engineering plan for a subdivision of land submitted to DPWES for review and approved pursuant to Chapter 101 of the County Code. TRANSPORTATION DEMAND MANAGEMENT (TDM): Actions taken to reduce single occupant vehicle automobile trips or actions taken to manage or reduce overall transportation demand in a particular area. TRANSPORTATION SYSTEM MANAGEMENT (TSM) PROGRAMS: This term is used to describe a full spectrum of actions that may be applied to improve the overall efficiency of the transportation network. TSM programs usually consist of low-cost alternatives to major capital expenditures, and may include parking management measures, ridesharing programs, flexible or staggered work hours, transit promotion or operational improvements to the existing roadway system. TSM includes Transportation Demand Management (TDM) measures as well as H.O.V. use and other strategies associated with the operation of the street and transit systems. URBAN DESIGN: An aspect of urban or suburban planning that focuses on creating a desirable environment in which to live, work and play. A well-designed urban or suburban environment demonstrates the four generally accepted principles of design: clearly identifiable function for the area; easily understood order; distinctive identity; and visual appeal. VACATION: Refers to vacation of street or road as an action taken by the Board of Supervisors in order to abolish the public's right-of-passage over a road or road right-of-way dedicated by a plat of subdivision. Upon vacation, title to the road right-of-way transfers by operation of law to the owner(s) of the adjacent properties within the subdivision from whence the road/road right-of-way originated. VARIANCE: An application to the Board of Zoning Appeals which seeks relief from a specific zoning regulation such as lot width, building height, or minimum yard requirements, among others. A variance may only be granted by the Board of Zoning Appeals through the public hearing process and upon a finding by the BZA that the variance application meets the required Standards for a Variance set forth in Sect. 18-404 of the Zoning Ordinance. WETLANDS: Land characterized by wetness for a portion of the growing season. Wetlands are generally delineated on the basis of physical characteristics such as soil properties indicative of wetness, the presence of vegetation with an affinity for water, and the presence or evidence of surface wetness or soil saturation. Wetland environments provide water quality improvement benefits and are ecologically valuable. Development activity in wetlands is subject to permitting processes administered by the U.S. Army Corps of Engineers TIDAL WETLANDS: Vegetated and nonvegetated wetlands as defined in Chapter 116 Wetlands Ordinance of the Fairfax County Code: includes tidal shores and tidally influenced embayments, creeks, and tributaries to the Occoquan and Potomac Rivers. Development activity in tidal wetlands may require approval from the Fairfax County Wetlands Board.

APPENDIX 10

5

Abbreviations Commonly Used in Staff Reports

A&F ADU ARB BMP BOS BZA COG CBC CDP CRD DOT DP DPWES DPZ DU/AC EQC FAR FDP GDP GFA HC HCD LOS Non-RUP OSDS PCA PD PDC

Agricultural & Forestal District Affordable Dwelling Unit Architectural Review Board Best Management Practices Board of Supervisors Board of Zoning Appeals Council of Governments Community Business Center Conceptual Development Plan Commercial Revitalization District Department of Transportation Development Plan Department of Public Works and Environmental Services Department of Planning and Zoning Dwelling Units Per Acre Environmental Quality Corridor Floor Area Ratio Final Development Plan Generalized Development Plan Gross Floor Area Highway Corridor Overlay District Housing and Community Development Level of Service Non-Residential Use Permit Office of Site Development Services, DPWES Proffered Condition Amendment Planning Division Planned Development Commercial

PDH PFM PRC RC RE RMA RPA RUP RZ SE SEA SP TDM TMA TSA TSM UP & DD VC VDOT VPD VPH WMATA WS ZAD ZED ZPRB

Planned Development Housing Public Facilities Manual Planned Residential Community Residential-Conservation Residential Estate Resource Management Area Resource Protection Area Residential Use Permit Rezoning Special Exception Special Exception Amendment Special Permit Transportation Demand Management Transportation Management Association Transit Station Area Transportation System Management Utilities Planning and Design Division, DPWES Variance Virginia Dept. of Transportation Vehicles Per Day Vehicles per Hour Washington Metropolitan Area Transit Authority Water Supply Protection Overlay District Zoning Administration Division, DPZ Zoning Evaluation Division, DPZ Zoning Permit Review Branch

SEA 2009-DR-008

Documents

Transcript of SEA 2009-DR-008