BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT. Stone Ridge East Commercial, LLC

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1 Date of Hearing: May 10, 2017 #6 BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: SPEX , Community Corner Dulles CRITICAL ACTION DATE: May 10, 2017 STAFF CONTACTS: APPLICANT: Steve Barney, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Stone Ridge East Commercial, LLC PURPOSE: The Applicant has submitted a Special Exception to amend a previously approved special exception (SPEX) for an automobile service station to reorient the facility and incorporate an accessory car wash at the southeast intersection of Gum Spring Road and future Tall Cedars Parkway and north of the planned Stone Ridge Community in the PD-CC (CC) (Planned Development Commercial Center (Community Center)) zoning district. RECOMMENDATION: Planning Commission: The Planning Commission (Commission) held a public hearing on the application on March 28, No members of the public spoke regarding the application. The Commission forwarded (9-0) the application to the Board of Supervisors (Board) with a recommendation of approval. Staff supports the Board s approval of the application subject to the Conditions of Approval dated April 19, 2017 (Attachment 1) and based on the Findings for Approval (Attachment 2). Staff has concluded that the proposed automotive service station is a retail service use supporting the surrounding residential and business community, and the proposed buffering is adequate to screen the retail uses from residential uses. The application is ready for action. The County Attorney's Office has reviewed the Conditions of Approval, and the Applicant is in agreement with the Conditions.

2 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 2 APPLICATION INFORMATION: APPLICANT Stone Ridge East Commercial, LLC Roy R. Barnett 9900 Main Street, Suite 500 Fairfax, VA rbarnett@vanmetrecompainies.com REPRESENTATIVE Jason Beske Cooley LLP Freedom Drive Reston, VA jbeske@cooley.com PARCELS TAX MAP NUMBER PIN ADDRESS 101////////45B N/A 101//12/////2/ N/A 101////////45E N/A 101////////45D N/A ACCEPTANCE DATE October 26, 2016 ZONING ORDINANCE Revised 1993 POLICY AREA Suburban Policy Area (Dulles Community) LOCATION East side of Gum Spring Road and south side of future Tall Cedars Parkway EXISTING ZONING PD-CC(CC) AI (Airport Impact Overlay District) Ldn 60 1-mile buffer PLANNED LAND USE Residential uses at densities up to four dwelling units per acre and residential supportive commercial uses. CONTEXT: Location/Site Access The 1.89-acre property is identified as Sub-Area 3 on the approved Community Corner Concept Development Plan (CDP) and is located at the southeast quadrant of existing Gum Spring Road and a future section of Tall Cedars Parkway. A right-in access and a full access point on Tall Cedars Parkway will serve the subject property and the other retail subareas within the Community Corner retail center as well as the approved but unbuilt residential units of the Stone Ridge East I and II development located to the south and east. Existing Conditions The site is currently undeveloped. A segment of future Tall Cedars Parkway, located on the north side of the subject property, is currently under construction. As further described in the background section of this report, the parcels or sub-areas that make up the Community Corner retail center (collectively four Sub-Areas south of Tall Cedars and two sub-areas on west side of Gum Springs Road) are all zoned PD-CC(CC) and may develop with permitted and special exception uses listed in the PD-CC(CC) zoning district. Sub-Area 3 is illustrated below in yellow (Figure 1).

3 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 3 Surrounding Properties: North (across future Tall Cedars Parkway) planned location of future Gateway Community Church (zoned CLI (Commercial Light Industrial)). South - Stone Ridge East II development (currently under construction). The County approved ZMAP in 2014 that permits this property to construct up to 80 residential units (zoned R-8) East - Three additional retail sub-areas of the Community Corner shopping center, two of which have received special exception approval for fast food restaurants (zoned PD-CC(CC). West (across Gum Spring Road) Amber Spring and Providence Glen residential communities (zoned PDH-4). Directions: From Leesburg, take Evergreen Mills Road south to Gum Spring Road (Route 659). Turn right onto Gum Spring Road. Proceed through the intersection of John Mosby Highway (Route 50), and travel south on Gum Spring Road. The property is on the left hand side, at the southeast quadrant of Gum Spring Road and future Tall Cedars Parkway. Figure 1: Vicinity Map Site

4 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 4 PROPOSAL: Special Exception The Applicant has submitted a SPEX application to allow an automobile service station. This application would replace a SPEX approved for the subject property in 2015 (SPEX ), which allowed the land use Gas Pumps Accessory to a Convenience Store with a maximum of 12 fueling stations and an associated convenience store. The area where these uses are designated is identified as Sub-Area 3 on the approved Concept Development Plan for ZCPA Figure 2: Proposed Special Exception Use Following approval of the 2015 SPEX application, the Applicant subsequently identified a tenant who proposes to develop a service station with a car wash on the property. However, the land use approved by SPEX does not allow a car wash. As shown in Figure 2, the SPEX currently requested by the Applicant would (1) allow for the car wash; (2) reconfigure the layout approved in 2015; and (3) expand Sub-Area 3 by approximately 0.4 acres. The proposed site layout is similar to that shown in the most recent SPEX application for the site; the only significant changes are that the gas canopy and convenience store have been reconfigured

5 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 5 to a north/south orientation; a proposed car wash would be located on the south side of the convenience store; and the parking area has been expanded from 21 spaces to 31 spaces. With the approval of this request, the Applicant will not pursue SPEX ; as such, only one gas station would be developed in Sub-Area 3. Future Tall Cedars Pky. Figure 3: Existing Conditions Site BACKGROUND: On November 12, 2015, the Board approved SPEX to allow gas pumps accessory to a convenience food store, together with a minor special exception to allow a freestanding convenience store on a corner lot lacking 200 feet of frontage on each road. In addition, the Board has previously approved several other applications related to the Community Corner development, which are summarized below. ZMAP & SPEX These applications rezoned approximately ten acres from the CLI and R-1 zoning districts to the PD-CC(CC) zoning district to construct six commercial pad sites consisting of two office/retail buildings, two banks with drive-through facilities, a pharmacy, and a restaurant with drive thru facilities (29,350 max square footage). The SPEX approved a drive-through restaurant in the PD-CC(CC) zoning district. In addition, the Applicant received approval to reduce the 100-foot wide yard required along a portion of the southern property line to 45 feet. ZCPA This application amended the proffers and concept plan for ZMAP , Community Corner. Specifically, the Applicant rezoned 2.26 acres of PD-CC(CC) land area within Community Corner to the R-8 zoning district and incorporated this area into the approved but unbuilt Stone Ridge East II residential community. This application reduced the PD-CC(CC) area from 6.94 acres to 4.65 acres and reduced the floor area from 29,350 square feet to 19,200 square feet.

6 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 6 SPEX This application shifted the building footprint of the drive-through restaurant approved with SPEX and located in Sub-Area 6. SPEX This application permitted a 7,500 square foot drive-through restaurant in Sub- Area 4, replacing a previously proposed pharmacy use. ZMOD This approval carried forward the zoning modification approved with ZMAP to allow a 45-foot wide yard in lieu of a 100-foot-wide yard adjacent to the proposed Stone Ridge East II Community. The Applicant will enhance this 45-foot-wide area with a 3 high berm and Type 4 Buffer Yard Plantings, plus a 10% increase of each type of plant material required. BLAD This boundary line adjustment resulted in five new parcels, including four parcels making up each of the four Community Corner retail sub-areas south of Tall Cedars Parkway and one parcel making up the area proposed for the Stone Ridge East II residential development. The Applicant has not held any Community Meetings. There are no public comments regarding the subject application on the Loudoun Online Land Applications System (LOLA). Staff has received no , phone, or in-person comments regarding this proposal. Documents and previous reports associated with this application can be viewed online on LOLA at search SPEX Planning Commission: The Commission held a public hearing on the application on March 28, No members of the public spoke regarding the application. Questions from the Commission and responses from the Applicant were as follows: 1. Could the car wash location be moved to the north side of the proposed service station? The Applicant responded that this option had been considered; however, moving the car wash to this location would result in the loss of 11 parking spaces. The Applicant also prefers for the car wash to be situated such that customers would access the facility by making left turns; per the Applicant, left-turn access has been shown to reduce the incidence of accidents. 2. Will the car wash have doors that open and close? The Applicant responded that car wash facilities have doors; however, due to the fact that many members of the public experience claustrophobia, doors typically are not programmed to close automatically. The Applicant also noted that the car wash will be located parallel to an extensive berm within a landscaping buffer; as such, the Applicant believes that there will be no noise impacts on the adjacent, future Stone Ridge East residential development (See Figure 4). 3. What kind of outreach did the Applicant conduct? The Applicant responded that they had sent notice to the Stone Ridge Homeowners Association (HOA) and had also discussed the application with a nearby resident who had contacted the Applicant. (Following the Public Hearing, the Applicant informed Staff that the Applicant had also provided information regarding the proposed SPEX use to the Providence Glen HOA as well as to a

7 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 7 representative of the Gateway Community Church property located across future Tall Cedars Parkway from the site.) Following discussion, the Commission, forwarded (9-0) the application to the Board with a recommendation of approval subject to Conditions of Approval and based on the Findings for Approval included as Attachments 1 and 2 to the March 28, 2017 Planning Commission Public Hearing Staff Report. OUTSTANDING ISSUES: Staff has identified no issues remaining to be addressed. The primary topics discussed during the review of the application were (1) the visual character of the development with respect to Gum Spring Road and (2) the viability of future development of the adjacent sub-area. POLICY ANALYSIS: Special Exception (SPEX) Criteria for Approval - Zoning Ordinance Section of the Revised 1993 Zoning Ordinance states that in considering a minor special exception or special exception application, six (6) factors shall be given reasonable consideration. These criteria for approval are organized below by category, followed by Staff s analysis. A. Land Use: ZO (1) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. (5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. Analysis The site is subject to the Arcola Area / Route 50 Comprehensive Plan Amendment and, per the Land Use Map, the site is predominantly designated for Residential land uses with a small portion of the site planned for Hybrid Retail. Land use policies envision the inclusion of commercial and retail services that are complementary and supportive to residential uses. In 2007, and later as amended in 2014, the County approved the Community Corner rezoning to the PD- CC(CC) zoning district, thereby permitting retail- and service-based uses intended to support the adjacent and surrounding residential and commercial development south of Route 50. Staff finds that the proposed automotive service station has the characteristics of a Neighborhood Convenience Center consistent with the land use policies of the Revised General Plan (RGP) because the site secures access from a major collector roadway (Tall Cedars Parkway), proposes uses that serve and support the surrounding residential neighborhoods, incorporates adequate buffer yards to screen the retail uses from residential uses, and provides pedestrian connectivity between the retail uses and the adjacent residential communities. These characteristics make the subject site suitable for retail uses like restaurants, gas stations, cleaners, banking, and other uses that will provide for retail convenience needs in support of the surrounding residential neighborhoods.

8 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 8 B. Compatibility: ZO (2) Whether the level and impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. (3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. Analysis Staff finds that the potential impacts of the proposed use on surrounding properties would be adequately mitigated by the landscape buffers on the approved CDP, the buffers required by applicable, previous legislative approvals, and landscaping enhancements proposed with this application for the area adjacent to Gum Spring Road as described below. The Applicant has agreed to carry forward all conditions from the previously approved SPEX. The Community Corner retail center is also required to develop in accordance with the Route 50 Corridor Design Guidelines per Proffer B.2 of the original Community Corner rezoning, ZMAP As shown in a graphic submitted by the Applicant (Figure 4), the proposed car wash would be located approximately 114 feet from the nearest residential unit in the future Stone Ridge East community. The two uses would be separated by two adjoining landscape buffer yards that are together 65 feet in width, including a six- to eight-foot tall berm with an approximate average width of 45 feet. Figure 4: Car Wash Distance to Nearest Residential Unit

9 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 9 The proposed layout shown on the SPEX plat represents a reorientation of the site layout approved per SPEX The proposed north/south orientation of the structures on the site has the potential to result in increased visibility of the rear side of the convenience store from Gum Spring Road. During the referral process, Staff noted that because no building elevations were submitted with this application, it was unclear what the visual character of the convenience store/service station building would be from the vantage point of Gum Spring Road. Staff requested that the Applicant either submit building elevations for the convenience store/service station or amend planting types for the western buffer yard adjacent to Gum Spring Road to include evergreen trees. The Applicant has addressed this concern by revising Sheet 4 of the SPEX plat to include a detail for the Gum Spring Road 25-foot wide Type 3 Buffer Yard (Figure 5). This buffer yard would exceed Zoning Ordinance requirements with the addition of 5 evergreen trees per 100 linear feet and a continuous evergreen shrub hedgerow on top of a three-foot-high berm, as well as additional canopy and understory trees. The Applicant also submitted a graphic showing the future view of the site from Gum Spring Road (Attachment 6). Figure 5: Gum Spring Road Buffer Detail

10 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 10 The other Buffer Yards applicable to the property, per the approved CDP, are as follows: North: 30-foot-wide Type 3 Buffer Yard with a minimum 3 foot high berm along the frontage of future Tall Cedars Parkway. South: As noted above, the Applicant previously received zoning modification approval to reduce the required yard adjacent to the proposed Stone Ridge East II Community from 100 feet to 45 feet in width, and within this area, install a minimum three-foot high berm and a Type 4 Buffer Yard, plus a 10% increase of each type of plant material required. Also, the Applicant previously proffered to install a 25-foot wide Type 3 Buffer Yard along the northern boundary of the Stone Ridge East II Community, adjacent to the southern property line of the subject property. The combined buffers provide a 65- foot-wide buffer area. East: No buffer yard is required between the proposed SPEX use and the adjacent, future retail use. C. Environmental and Heritage Resources: ZO (4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality (including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. Analysis The property contains areas of wetlands at the western portion of the site, adjacent to Gum Spring Road, and the development of the site would impact the wetlands. The proffers for ZCPA require wetland mitigation for development within this area. An existing farm pond to the east of the site will be enhanced to capture and treat runoff from the Community Corner retail center. The Conditions carry forward several environmental conditions from those approved with SPEX , including conditions addressing oil/water separators and emergency spills as well as safety and emergency procedures. To implement the Green Infrastructure policies of the RGP, Staff has also recommended a Condition of Approval to require that water associated with the car wash shall be recycled to reduce water consumption and to avoid discharges into surface waters or the storm drain system. D. Transportation: ZO (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis The Department of Transportation and Capital Infrastructure (DTCI) reviewed the Applicant s traffic statement and found that the proposed SPEX uses would result in fewer trips in both the AM and PM peak hours and a net decrease in the total weekday trips as compared to the existing approvals on the site. No additional traffic improvements are necessary to accommodate the proposal.

11 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 11 The site is bounded by Gum Spring Road on the west and future Tall Cedars Parkway on the north. Both roads are classified as major collector roadways per the 2010 Revised Countywide Transportation Plan (CTP). Per VDOT 2015 Annual Average Daily Traffic Volume (AADT) estimates, the traffic volume on Gum Spring Road is 19,000 vehicles per day with a posted speed limit of 45 MPH. The County has begun construction of the extension of Tall Cedars Parkway from Gum Spring Road to Pinebrook Road. The County s project also includes the installation of a traffic signal at the Tall Cedars Parkway / Gum Spring Road intersection. Completion of this roadway is anticipated in Access to the property will be from this new section of Tall Cedars Parkway (as shown on the SPEX application previously approved for this site). Access will be via one right-in-only access point along Tall Cedars Parkway and via a four-way, full-movement access at the first median break on future Tall Cedars Parkway east of Gum Spring Road (at future Bradford Forest Drive). The County s Tall Cedars Parkway project includes construction of a 10-foot-wide shared use path on the north side of the road and a six-foot-wide sidewalk on the south side of the road. The proposed SPEX continues to provide bicycle and pedestrian access along the east side of Gum Spring Road (via a 10-foot-wide shared use path) between Community Corner and Stone Ridge East II as shown on the CDP for ZCPA E. Public Utilities/Public Safety: (6) Whether the proposed special exception can be served adequately by public utilities and services, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities [emphasis added]. Analysis Public utilities (water and sewer) that serve the site have adequate capacity to serve the proposed SPEX use. Fire and rescue services are provided by Dulles South, Station 19 with an approximate response time of 6 minutes. Response times are within the goals of the Loudoun County Fire and Rescue Service Plan. The Applicant agrees to make the standard one-time Fire and Rescue contribution of $0.10 per gross square foot for the Special Exception use to be distributed equally to the first response fire and rescue facilities. ZONING ANALYSIS: The application is subject to the Revised 1993 Zoning Ordinance, and the proposed use is listed as a Special Exception use under Section The subject property is located within the AI (Airport Impact) Overlay District, outside of but within one mile of the Ldn 60 aircraft noise contour. The proposed increase to the size of Sub-Area 3 would result in a corresponding reduction of Sub-Area 4, and Staff has determined this revision to be consistent with the approved CDP.

12 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 12 Figure 5: Sub-Areas Exhibit from ZCPA (Annotated) Site During the referral process, Staff expressed concern that this size reduction could affect the viability of developing Sub-Area 4, which was approved for a 7,500 square foot drive-through restaurant pursuant to SPEX The Applicant has proposed to reduce Sub-Area 4 by approximately 0.4 acre (the CDP for ZMAP identifies the sub-area size as 1.28 acres). To address this concern, the Applicant submitted an exhibit showing the future development of Sub-Areas 3 and 4 (Attachment 7 and Figure 6). Figure 6: Landbay Exhibit Submitted by Applicant

13 Item #6, SPEX , Community Corner Board of Supervisors Public Hearing May 10, 2017 Page 13 Figure 6 appears to show that the size reduction of Sub-Area 4 will not impact the feasibility of developing (without the need for additional modifications) the approved drive-through restaurant. It appears that proposed developments on both lots would meet parking and floor-area ratio (FAR) requirements, and these standards would be verified at the site plan phase of development. Staff notes that there are no setback or Buffer Yard requirements between two adjacent uses within an integrated shopping center in the PD-CC(CC) district per Sections and of the Zoning Ordinance. SUGGESTED MOTIONS: 1. I move that the Board of Supervisors forward SPEX , Community Corner, to the June 6, 2017, Board of Supervisors Business Meeting for action. (This motion would require an extension of the Critical Action Date.) OR 2a. I move that the Board of Supervisors suspend the rules. AND 2b. I move that the Board of Supervisors approve SPEX , Community Corner, subject to the Conditions of Approval dated April 19, 2017 and based on the Findings for Approval as provided in Attachments 1 and 2 to the May 10, 2017, Board of Supervisors Public Hearing Staff Report. OR 3. I move an alternate motion. ATTACHMENTS: 1. Conditions of Approval (April 19, 2017) 2. Findings for Approval 3. Statement of Justification 4. Review Agency Comments 5. Response to Referral Comments 6. Gum Spring Road Buffer Exhibit 7. Land Bay Exhibit (March 2, 2017) 8. Autoturn Exhibit (February 23, 2017) 9. Special Exception Plat (April 18, 2017)

14 FINAL CONDITIONS OF APPROVAL COMMUNITY CORNER, SUB AREA 3 AUTOMOBILE SERVICE STATION SPEX April 19, Substantial Conformance. The development of the Special Exception use described in Condition 2 below shall be in substantial conformance with Sheets 1, 2, and 4 of 4 of the plan set entitled Special Exception Plat Community Corner SPEX , prepared by J2 Engineers, Inc., dated September 16, 2016, revised through April 18, 2017 (the SPEX Plat ), incorporated herein by reference, and the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ). Approval of this application for the approximately 1.89-acre portion of Tax Map Numbers 101//12/////2/ (PIN: ), 101////////45B (PIN: ), 101////////45E (PIN: ), and 101////////45D (PIN: ), as delineated on the SPEX Plat as Limits of SPEX (collectively, the Property ), shall not relieve the applicant or the owners of the Property, their successors, or parties developing, establishing, or operating the approved Special Exception use (collectively, the Applicant ) from the obligation to comply with and conform to any other Zoning Ordinance, Codified Ordinance or applicable regulatory requirement. The property is subject to the Proffers associated with ZMAP , Community Corner, as amended by ZCPA , Community Corner, and the approval of this Special Exception shall not relieve the Property of the obligation to comply with said Proffers. These Conditions of Approval shall apply only to the Special Exception use approved with this application and shall supersede and replace the Conditions of Approval associated with SPEX , Community Corner-Gas Pumps, as approved by the Loudoun County Board of Supervisors on November 12, Uses Permitted. This Special Exception grants approval for an Automobile Service Station (the SPEX Use ) in accordance with Section 4-204(B) of the PD-CC(CC) (Planned Development Commercial Center (Community Center)) zoning district regulations. 3. Oil / Water Separators and Emergency Spills. Prior to discharging from the Property, all stormwater runoff shall be routed through an oil and water separator(s) or an equivalent device or facility approved by the Director of Building and Development. In addition, a gate valve capable of containing any on-site spills shall also be provided. The location of the oil and water separator and gate valve shall be shown on each approved site plan application for the SPEX Use, and such oil and water separator and gate valve shall be installed prior to the issuance of the first Occupancy Permit for the SPEX Use. 4. Gas Pump Canopy Lighting. Lighting for the gas pump canopy shall be recessed into the ceiling of the canopy or installed with a slope adapter attached to the ceiling of the canopy, such that pinpoint glare from such lighting shall not be visible to drivers and passengers in cars passing the gas pump canopy on adjacent roadways. Pinpoint glare is defined as glare created when the actual light source (i.e., the bulb) is visible from adjacent roadways or offsite property. The lighting installed for the gas pump canopy shall not exceed 40 foot candles. The Applicant shall depict the gas pump canopy lighting details on each approved site plan application for the SPEX Use. 1 Attachment 1

15 5. Buffering and Screening. All buffering and screening depicted on the SPEX Plat shall be shown on each approved site plan application for the SPEX Use. Said buffering and screening, shall include, without limitation, the following: A. A 40 Enhanced Buffer along the southern boundary of the Property in accordance with ZMOD and Proffer C.2. of ZCPA , Community Corner, and B. A Gum Spring Road Buffer 25 Type 3 Buffer along Gum Spring Road with supplemental plantings and berm in accordance with Sheet 4 of the SPEX Plat, and C. A Tall Cedars Parkway Buffer 30 Type 3 Front with berm in accordance with Sheet 4 of the SPEX Plat. Any new plantings shall be bonded for installation prior to the approval of the first site plan application for the SPEX Use. All buffering and screening shall be installed prior to issuance of the first occupancy for the SPEX Use. All buffering and screening shall be maintained in good condition and health, and any dead or diseased materials shall be replaced with reasonable promptness, taking into account seasonal weather limitations. 6. Safety and Emergency Procedures. The operator of the SPEX Use shall employ the following safety procedures: A. Vapors. The SPEX Use shall use nozzles that incorporate a vapor recovery system to mitigate any air pollution generated by the fueling stations. B. Spills. If any spills of fuel occur, absorbent material shall be applied to the spill, which shall be swept into and stored in sealed drums. The material in the sealed drums shall be disposed of according to hazardous material disposal procedures by companies licensed to perform such work. For larger spills, absorbent booms shall be placed around the perimeter of the spill to contain it during the clean-up procedures. For spills large enough to present the possibility of draining off-site, the oil/water separator shall contain the spilled fuel on-site and in the pipes and manhole structures until clean-up occurs. In the event of a spill of this magnitude, a professional hazmat team shall be employed to promptly perform the clean-up and dispose of the spill. C. Tank Ruptures. All underground tanks shall have a double-wall design and a continuous leak detection monitoring system shall be installed to provide for automatic leak detection and tank shutdown. The continuous leak detection monitoring system shall be equipped with an audible alarm to alert employees should a leak occur. A professional hazmat team shall be employed to promptly perform the clean-up and waste disposal should an underground leak occur. 7. Car Wash Hours of Operations. The car wash hours of operations shall be limited to 7:00 am until 11:00 pm. 8. Car Wash Water Recycling and Discharge. All process water associated with the car wash shall be recycled to reduce water consumption. No process water associated with the car wash shall be discharged into surface waters or the storm drain system. 9. Gas Pumps. A maximum of 6 gas pumps may be installed on the Property. Each gas pump may have 2 fueling stations, for a maximum of 12 fueling stations for the Property. 2

16 10. Boundary Line Adjustment. The portions of the 4 parcels composing the Property, listed in Condition 1 above, shall be consolidated through a boundary line adjustment application ( BLAD ) to create a separate parcel for the SPEX Use as depicted on Sheet 2 of the SPEX Plat. Said parcel shall not be required to include the area depicted on the plat as +/ AC INLCLUDED ONLY FOR PURPOSES OF DEPICTING ACCESS TO THE SPEX USE. Said BLAD shall be submitted to the County for review and approval, and the approved BLAD shall be recorded among the land records of Loudoun County, Virginia, prior to the approval of the first site plan application for the SPEX Use. Note: Prior to the approval of the first zoning permit for the SPEX Use, the Applicant has agreed to provide Loudoun County a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of $0.10 per gross square foot of the non-residential floor area of the SPEX Use for distribution by the County to the volunteer fire and rescue companies that provide service to the Property. The amount of such contribution shall be adjusted annually from the base year of 1988 and change effective each January 1st thereafter, in accordance with changes to the Consumer Price Index, for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, United States Department of Labor for the Washington-Baltimore, DC-MD-VA-WV Consolidated Metropolitan Statistical Area. Contributions pursuant to this Note shall be divided equally between the servicing volunteer fire and rescue companies providing fire and rescue services to the subject property. Notwithstanding the foregoing, if at the time of the application for any such zoning permit, the primary servicing fire and rescue companies do not utilize, to any significant extent, either volunteer staff or apparatus owned by a volunteer organization, then Applicant may elect to make no contribution. The intent of this Note is to support volunteer fire and rescue staffing and operations so long as any significant element of the primary provider of fire and rescue services to the Property is volunteer owned or operated. If only one of these services has ceased to utilize volunteer staff and apparatus as described above in this Note, then the contribution may be halved and shall be provided to the remaining company. 3

17 Findings for Approval Community Corner, SPEX March 3, The Hybrid Retail and Residential land use policies of the Revised General Plan support retail uses such as restaurants, gas stations, cleaners, banking, and other uses to provide goods and services to surrounding employees and residents of this community. 2. The proposed SPEX uses result in fewer vehicular trips in both the AM and PM peak hours and a net decrease in the total weekday trips as compared to the existing approvals on the site. 3. The project provides for a 10-foot wide asphalt trail along the frontage of Gum Spring Road, consistent with the 2010 Revised Countywide Transportation Plan. 4. Supplemental buffer plantings and berms provide adequate separation and screening (1) between the adjacent residential uses and the proposed service station use and (2) between Gum Spring Road and the proposed service station use. 5. The application is consistent with the requirements of the Revised 1993 Zoning Ordinance. Attachment 2

18 STONE RIDGE EAST COMMERCIAL, L.L.C. COMMUNITY CORNER SPEX STATEMENT OF JUSTIFICATION October 6, 2016 PROPERTY AND AREA OVERVIEW Stone Ridge East Commercial, L.L.C. (the Applicant ), has submitted a Special Exception to allow an automobile service station (the Application ) on a portion of the Community Corner project identified as a slightly reconfigured Sub Area 3 (the Property ) on the Concept Development Plan (the CDP ) approved under ZCPA Community Corner is zoned PD-CC(CC) (ZMAP ) and has special exception approvals for two fast-food restaurants and gas pumps with a convenience store (SPEX and SPEX , SPEX and SPEX ). The Community Corner PD-CC(CC) district is approximately 4.26 acres (the PD-CC CC District ) and the Property is approximately 1.89 acres. The Property is located on the east side of Gum Spring Road (Route 659) and the south side of future Tall Cedars Parkway in the Dulles Election District. The County has approved a construction plan (CRCP ) for the extension of Tall Cedars Parkway from Gum Spring Road to Pinebrook Road, which aligns the PD-CC(CC) District, with the work scheduled to commence this fall. Access to the Property will be from this new section of Tall Cedars Parkway. The CLI area consisting of approximately 17 acres located to the north of the Property on the north side of Future Tall Cedars Parkway is planned to include the site of a new church for Gateway Community Church. The east and south sides of Community Corner are bordered by the Stone Ridge East II R-8 property (ZMAP ) that will be developed with singlefamily attached and detached dwelling units. The PD-H4 Providence Glen residential community, a mix of single-family detached and attached dwelling units, is located to the west of the Property on the opposite side of Gum Spring Road. COMPREHENSIVE PLAN COMPLIANCE Community Corner is located within the Suburban Policy Area and the existing PD- CC(CC) district is designated for Hybrid Retail and Residential uses by the Planned Land Use Map adopted with the Revised General Plan (the Plan ), as amended by the Arcola Area/Route 50 Corridor Plan. Commercial retail and service uses are consistent with Plan policy guidance and are appropriate in areas designated for Hybrid Retail and Residential when planned with a coordinated design, are compatible with adjacent residential communities, and include adequate and appropriate transportation connections to adjoining communities. The approved Community Corner CDP was coordinated with the rezoning plans approved for the adjacent Stone Ridge East II R-8 district approved under ZMAP Attachment 3

19 The Plan supports the development of retail centers in Hybrid Retail areas that serve the surrounding communities and that also can include some regional retail uses. Plan policies anticipate that such retail centers will provide for convenience and routine shopping needs, as well as comparative and specialty goods (Arcola Area/Route 50 Corridor Plan, Hybrid Retail Center Policy 2). This application maintains the retail-centric previous approvals on the Property and only looks to tweak the layout to accommodate an additional retail option, per the Special Exception Request below. SPECIAL EXCEPTION PROPOSAL The Application requests approval of a Special Exception for an automobile service station on the Property. SPEX , which was approved in 2015, granted approval within Sub-Area 3 for Gas Pumps Accessory to a Convenience Store, which by definition does not allow a car wash. With the approval of this request, the Applicant will not pursue SPEX ; only one gas station will be developed in Sub-Area 3. To provide the room for the carwash, the size of Sub-Area 3 will be enlarged by approximately 0.4 acres, which is achieved by shifting the sub-area line slightly to the east. Staff has determined this revision to be consistent with the approved CDP, so no ZCPA is needed. In comparison with the Gas Pumps Accessory to a Convenience Store, an automobile service station allows the desired gas pumps, convenience store and car wash. The approved CDP requires significant landscaped buffers along the Gum Spring Road and Tall Cedars Parkway frontages of Sub Area 3 and also between Sub Area 3 and the Stone Ridge East II R-8 district to the south. Pedestrian access between Community Corner and Stone Ridge East II is planned under the approved CDP. This special exception will maintain those landscaping commitments. As shown on the Special Exception Plat, the gas pumps (a maximum of 12) are located to provide easy access from the travelways within Community Corner. In addition to the significant landscaping that is required adjacent to the R-8 district, the Applicant will plant additional landscaping along Gum Spring Road that was approved with SPEX Those plantings, combined with the siting of the car wash and convenience store, will largely screen the gas pump area from the residential uses to the south and the west. Draft Conditions of Approval have been submitted with the Application to address lighting, storm runoff, and safety and emergency procedures in the event of spills or tank ruptures. SUMMARY The Application proposes a Special Exception for an automobile service station. The proposed use is compatible with the approved PD-CC(CC) district uses, will not adversely impact the adjacent residential uses, and is consistent with Plan policies. This special exception would be implemented in lieu of SPEX ; it would not be an additional use. The Applicant respectfully requests favorable consideration of the Application by the Staff, the Planning Commission and the Board of Supervisors. 2

20 SPECIAL EXCEPTION MATTERS FOR CONSIDERATION REVISED 1993 ZONING ORDINANCE SECTION ) Whether the proposed minor special exception or special exception is consistent with the Comprehensive Plan. The proposed Special Exception is consistent with the Comprehensive Plan as reflected in the PD-CC(CC) district land uses approved under ZMAP , Community Corner, and amended by ZCPA The proposed gas pumps, convenience store and car wash will all complement the other commercial uses planned for Community Corner. 2) Whether the level of impact of any noise, light, glare, odor or other emissions generated by the proposed use will negatively impact surrounding uses. The proposed service station has been located and screened to avoid any negative impacts on surrounding uses. Draft Conditions of Approval submitted with this application address potential operational impacts of the proposed gas pumps. 3) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and on adjacent parcels. The proposed use will be compatible with the other retail uses approved for the PD- CC(CC) district. The landscape buffers approved under ZCPA to provide screening for the adjacent parcels and residential area to the south will be retained. 4) Whether the proposed special exception or minor special exception adequately protects and mitigates impacts on the environmental or natural features including, but not limited to, wildlife habitat, vegetation, wetlands, water quality (including groundwater), air quality, topographic, scenic, archaeological or historic features, and agricultural and forestal lands. The development of the proposed use will be in accordance with the County s land development regulations and will not have an adverse impact on the environment. 5) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public. The proposed use is located proximate to Tall Cedars Parkway and will provide convenient access for its patrons and potential customers. The taxes generated by the proposed use will benefit and promote the public welfare. 6) Whether the proposed special exception can be served adequately by public utilities, roads, pedestrian connections and other transportation services and, in rural areas, by adequate on-site utilities. The proposed use will be served by utilities, roads and pedestrian connections v4 3

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30 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: February 6, 2017 TO: FROM: CC: SUBJECT: Steve Barney, Project Manager, Land Use Division Josh Elkins, Planner, Zoning Administration Division Chris Mohn, Deputy Zoning Administrator SPEX ; Community Corner Pin #: Tax Map #: 101//12/////2/ (part) 101////////45B (part) 101////////45E (part) 101////////45D The subject property is zoned Planned Development Commercial Center Community Center (PD-CC-CC) under the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance), and is within the LDN 1-Mile Buffer of the Airport Impact Overlay District. This special exception proposes to allow an automobile service station use on the property. The site is subject to the concept development plan and proffers of ZMAP as amended by ZCPA Zoning Administration has reviewed the materials submitted with the January 11, nd Submission Referral Memorandum and offers the following comments: Special Exception Plat 1. Previous Comment 2: The landscaped open space tabulation indicates that the proposed project has +/- 7,600 SF of landscaped open space. Please calculate the actual amount of landscaped open space on the subject property, and highlight or shade the proposed landscaped open space on the plan. The Applicant has highlighted the proposed open space on the special exception plat, however, the highlighted area seems to be more than the amount indicated in the proposed landscape open space tabulation. Please indicate that the proposed open space in the

31 SPEX February 6, 2017 Page 2 of 2 tabulation is a minimum, or indicate the actual amount of landscape open space provided. Buffering and Landscaping 2. Original Comment 6: In accordance with ZMOD and Proffer C.2 the Enhanced Type 4 Buffer Yard proposed along the southern boundary should be planted in accordance with Sheet 5A of the CDP which indicates that 17 shrubs per lineal feet shall be provided. The applicant has not depicted any shrubs in the proposed Type 4 Enhanced Buffer Yard. Please show/ensure that the correct number of plants can be provided within this buffer yard. The Applicant has indicated that the current special exception application is still subject to the approved proffers and modifications of ZCPA and ZMOD Staff agrees, however, the illustrative landscape plan depicted is inconsistent with the approved buffer requirement. According to the buffer tabulations from ZCPA provided by the Applicant the Type 4 enhanced buffer yard will provide 5 canopy trees, 8 understory trees, 11 evergreen trees, and 17 shrubs per 100 linear feet. The special exception plat identifies the length of the southern property line as linear feet which would then require 13 canopy trees, 21 understory trees, 28 evergreen trees, and 44 shrubs. The illustrative landscape plan only shows 6 canopy trees, 11 understory or ornamental trees, 14 evergreen trees, and 0 shrubs. This only represents approximately half of the required plant material needed to fulfill the buffer requirement. The Applicant should accurately depict the required buffer yard plant material on the illustrative landscape plan, or remove the symbols for the proposed plant material all together, and indicate the buffer yard requirements in notes and tabular form.

32 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: November 15, 2016 TO: FROM: CC: SUBJECT: Steve Barney, Project Manager, Land Use Division Josh Elkins, Planner, Zoning Administration Division Chris Mohn, Deputy Zoning Administrator SPEX ; Community Corner Pin #: Tax Map #: 101//12/////2/ (part) 101////////45B (part) 101////////45E (part) 101////////45D The subject property is zoned Planned Development Commercial Center Community Center (PD-CC-CC) under the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance), and is within the LDN 1-Mile Buffer of the Airport Impact Overlay District. This special exception proposes to allow an automobile service station use on the property. The site is subject to the concept development plan and proffers of ZMAP as amended by ZCPA Zoning Administration has reviewed the materials submitted with the October 26, 2016 Referral Memorandum and offers the following comments: Cover Sheet 1. Please update the Vicinity Map to depict the correct existing parcel lines and streets as depicted on Loudoun County s Weblogis. Special Exception Plat 2. The statement of justification states that the proposed special exception is for an automobile service station and that this special exception will be implemented in lieu

33 SPEX November 15, 2016 Page 2 of 2 of approved SPEX for gas pumps accessory to a convenience store. However, the building located on Sheet 2 is labeled convenience store. Please change this label to reflect the proposed use of automobile service station. Note that in accordance with Article 8 an automobile service station may offer Provision of convenience goods for gasoline supply station customers. 3. The landscaped open space tabulation indicates that the proposed project has +/- 7,600 SF of landscaped open space. Please calculate the actual amount of landscaped open space on the subject property, and highlight or shade the proposed landscaped open space on the plan. 4. Required parking for the proposed use depends on existing or proposed uses in subareas 4, 5, and 6 as well as the subject property at the time of site plan. For example, if the Automobile Service Station is the first use built in the PD-CC-CC district then the use would need to meet the parking requirement for Motor Vehicle Sales & Service. However, if other uses exist on subareas 4, 5, and 6 then the site plan would need to meet the requirement for Large Integrated Shopping Centers. For this application please revise the parking requirement to state, Required and provided parking shall meet the requirements of Section at the time of site plan. Buffering and Landscaping 5. On Sheet 4 the Applicant has depicted some of the plant material located within the buffer yards for the proposed use will be provided with future subareas 4,5, & 6. Per Section (B) please indicate that the proposed buffer yard for Subarea 3 will include the full buffer yard length for each buffer yard extending to the proposed property line between Subareas 3 and In accordance with ZMOD and Proffer C.2 the Enhanced Type 4 Buffer Yard proposed along the southern boundary should be planted in accordance with Sheet 5A of the CDP which indicates that 17 shrubs per lineal feet shall be provided. The applicant has not depicted any shrubs in the proposed Type 4 Enhanced Buffer Yard. Please show/ensure that the correct number of plants can be provided within this buffer yard.

34 County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: November 23, 2016 TO: FROM: Steve Barney, Project Manager Department of Planning and Zoning Robert S. Brown, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: SPEX Community Corner First Referral Background This Special Exception (SPEX) application proposes to allow for an automobile service station in Sub Area 3 of the Stone Ridge II / Community Corner project in the PD-CC(CC) (Planned Development Commercial Center, Community Center) zoning district. This application will supersede SPEX which was approved by the Board of Supervisors on November 12, 2015 allowing the use of gas pumps on this site as an accessory to a convenience store. The approval of this application for the use automobile service station will allow for a car wash in addition to gas pumps and a convenience store. The site is located on the east side of Gum Spring Road (VA Route 659) and the south side of future Tall Cedars Parkway. Access to the property is proposed to remain unchanged from current approvals on the site, namely via one right-in only access point along Tall Cedars Parkway and via a four-way full movement access at the first median break on future Tall Cedars Parkway east of Gum Spring Road (at future Bradford Forest Drive). The County has begun construction (CRCP ) for the extension of Tall Cedars Parkway from Gum Spring Road to Pinebrook Road. Access to the property will be from this new section of Tall Cedars Parkway. A vicinity map of the proposed development is included as Attachment 1. Department of Transportation and Capital Infrastructure (DTCI) review of this application is based on materials received from the Department of Planning and Zoning (DPZ) on October 31, 2016, including (1) an information sheet, dated October 26, 2016; (2) a Statement of Justification prepared by the Applicant, dated October 6, 2016; (3) Draft Conditions of Approval proposed by the Applicant, dated October 6, 2016; (4) a Trip Generation Comparison memorandum, prepared by Wells & Associates, dated October 5, 2016; and (5) a Special Exception (SPEX) plat prepared by J2 Engineers, Inc., dated September 16, 2016.

35 Compliance with the Countywide Transportation Plan The site is located within the Suburban Policy Area (Dulles Community). The transportation network is specifically governed by the policies of Countywide Transportation Plan (2010 CTP), the Bicycle & Pedestrian Mobility Master Plan (2003 Bike & Ped Plan). DTCI s assessment of the transportation network is based on review of existing, planned and programmed transportation facilities, review of the Applicant s trip generation and applicable County policies. Existing, Planned and Programmed Transportation Facilities The site is bounded by Gum Spring Road (VA Route 659) on the west and future Tall Cedars Parkway on the north. Roadways serving the site are described below. Descriptions for planned conditions of CTP roads are taken from Appendix 1 of the 2010 CTP; descriptions of planned bicycle and pedestrian facilities on CTP roads are taken from Appendix 6 of the 2010 CTP and the 2003 Bike & Ped Plan. Gum Spring Road (VA Route 659) (segment between US Route 50 and Braddock Road (VA Route 620)) is classified as a major collector per the 2010 CTP and currently operates at its ultimate condition as a four-lane controlled access median divided (U4M) section. North of US Route 50, this roadway is planned to continue north as Arcola Boulevard (VA Route 606 Extended / West Spine Road) and ultimately connect with Loudoun County Parkway ( VA Route 607). A traffic signal and northbound right-turn lane are planned at the intersection with Tall Cedars Parkway in conjunction with the County s project to construct Tall Cedars Parkway east of Gum Spring Road. As per VDOT 2015 Annual Average Daily Traffic Volume (AADT) estimates, the traffic volume on Gum Spring Road is 19,000 vehicles per day with a posted speed limit of 45 MPH. The 2003 Bike and Ped Plan categorizes Gum Spring Road as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Appendix 6 of the 2010 CTP calls for U4M roads to have a 10-foot shared use path, a six-foot sidewalk and, where feasible, on-road bicycle facilities. In the vicinity of the site, there is currently a 10-foot wide shared use path in place on the west side of Gum Spring Road south of Tall Cedars Parkway, and a 10-foot wide shared use path is proffered along the site frontage per ZCPA Tall Cedars Parkway (VA Route 2200) (segment from John Mosby Highway (US Route 50) south and west to Northstar Boulevard (VA Route 659 Relocated)) is classified as a major collector per the 2010 CTP. This segment is currently built to its ultimate condition as a fourlane controlled access median divided urban collector (U4M) from US Route 50 to Pinebrook Road. Currently, Tall Cedars Parkway continues as a four-lane section in Stone Ridge from Gum Spring Road to Northstar Boulevard. Construction by the County has recently begun for the four-lane segment between Pinebrook Road and Gum Spring Road adjacent to the Community Corner site. Completion of this roadway is anticipated in Tall Cedars Parkway is referenced in the 2003 Bike & Ped Plan as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Furthermore, Appendix

36 6 of the 2010 CTP calls for a 10-foot wide shared use path along one side and a six-foot wide sidewalk on the other side of four-lane roadways; these facilities are included in the County s approved design for construction under the CRCP The County s plans for construction between Pinebrook Road and Gum Spring Road include a shared use path on the north side of the road and a sidewalk on the south side. Review of Applicant s Trip Generation Comparison The traffic statement included a trip generation analysis comparing the trips generated by the approved uses to the trips generated by the proposed uses upon application approval. The trip generation analysis was completed using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. The trip generation comparison for the approved (without car wash) versus the proposed (with car wash) plan is summarized below. Table 1 Trip Generation Comparison for Community Corner Development Program ITE Trip Gen Code AM Peak Trips PM Peak Trips Weekday Total Trips Approved Uses Convenience Market with gas pumps (4,250 SF) ,594 Proposed Uses Automobile service station w/ gas pumps, convenience market and car wash (24 pumps) ,835 Difference (Proposed minus Approved) ,759 Source: Wells + Associates, Inc., Community Corner Trip Generation Memo, October 5, 2016 As shown above, the proposed automobile service station with gas pumps, convenience market and a car wash generates 31 fewer trips during the AM peak hour, 50 fewer trips during the PM peak hours and 1,759 fewer daily trips on a typical weekday compared to the approved development. The trip generation memo submitted by the Applicant is provided as Attachment 1. Transportation Comments and Recommendations DTCI staff has reviewed the Applicant s submitted materials and has the following comments and recommendations: 1. DTCI notes that the design of Tall Cedars Parkway between Pinebrook Road and Gum Spring Road, has been approved by the County per CRCP and is included in the County s adopted Capital Improvement Program (CIP). Construction of

37 this roadway commenced in October The County s project also includes the installation of a traffic signal at the Tall Cedars Parkway / Gum Spring Road intersection. 2. The County s approved Tall Cedars Parkway construction project is currently anticipated to be completed by Completion of the County s construction project, per approved CRCP , as well as completion of Bradford Forest Drive (by others) per approved CPAP , are necessary to provide access to the site under both the currently approved ZCPA and the proposed development per this SPEX application. 3. The County s Tall Cedars Parkway project includes construction of a 10-foot shared use path on the north side of Tall Cedars Parkway and six-foot sidewalk on south side of Tall Cedars Parkway. The proposed special exception continues to provide bicycle and pedestrian access (10-foot shared use path) along the east side of Gum Spring Road between Community Corner and Stone Ridge East II as approved per the Concept Development Plan (CDP) for ZCPA and is consistent with Appendix 6 of the 2010 CTP. 4. The proposed SPEX uses result in fewer trips in both the AM and PM peak hours and a net decrease in the total weekday trips as compared to the existing approvals on the site. Conclusion DTCI has no objection to the approval of this application. ATTACHMENTS 1. Wells + Associates, Inc., Community Corner Trip Generation Memo, October 5, 2016 cc: Kathleen Leidich, Assistant Director, DTCI Lou Mosurak, Senior Coordinator, DTCI

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45 or countr vi Loudoun County Health Department P.O. Box i, Environmental Health Leesburg, VA Community Health Phone: 703/ Phone: 703/ Fax: 703/ Fax: 703/ November 18, 2016 MEMORANDUM TO: Steve Barney MSC # 60A Planning Division, Building & Development FROM: John L. Mazza - MSC # 68 Sr. Environmental Health Specialist Division of Environmental Health SUBJECT: SPEX MCP! This Department reviewed the plans prepared by J2 Engineers, Inc. dated and the staff supports the approval of the application. If further information or clarification on the above project is required, please contact John Mazza at VD VIRGINIA IL/ OF HEALT, Protecting You and Your Environment

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55 Jason Beske, AICP February 23, 2017 Steve Barney Planner Department of Planning & Zoning 1 Harrison Street, SE, 3rd Floor Leesburg, VA Re: SPEX Community Corner Comments Letter Dear Steve: This letter responds to staff comments that we received regarding our special exception application. Each comment is repeated below in italics with our response immediately below. Included with this submission are the conditions of approval, select/revised plan sheets, an enhanced buffer section, and an autoturn exhibit, all of which are referenced in this letter. ZONING ADMINISTRATION DIVISION Special Exception Plat Previous Comment 2: The landscaped open space tabulation indicates that the proposed project has +/- 7,600 SF of landscaped open space. Please calculate the actual amount of landscaped open space on the subject property, and highlight or shade the proposed landscaped open space on the plan. The Applicant has highlighted the proposed open space on the special exception plat, however, the highlighted area seems to be more than the amount indicated in the proposed landscape open space tabulation. Please indicate that the proposed open space in the tabulation is a minimum, or indicate the actual amount of landscape open space provided. Response: The Applicant has updated Sheet 2, Area Tabulations, Landscaped Open Space Provided to show Provided a Minimum of +/- 7,600 sf. Buffering and Landscaping Original Comment 6: In accordance with ZMOD and Proffer C.2 the Enhanced Type 4 Buffer Yard proposed along the southern boundary should be planted in accordance with Sheet 5A of the CDP which indicates that 17 shrubs per lineal feet shall be provided. The applicant has not depicted any shrubs in the proposed Type 4 Enhanced Buffer Yard. Please show/ensure that the correct number of plants can be provided within this buffer yard. The Applicant has indicated that the current special exception application is still subject to the approved proffers and modifications of ZCPA and ZMOD Staff agrees, however, the illustrative landscape plan depicted is inconsistent with the approved buffer requirement. According to the buffer tabulations from ZCPA provided by the Applicant the Type 4 enhanced buffer yard will provide 5 canopy trees, 8 understory trees, 11 evergreen trees, and 17 shrubs per 100 linear feet. The special exception plat identifies the length of the southern property line as linear feet which would then require 13 canopy trees, 21 understory trees, v1 Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

56 Steve Barney February 23, 2017 Page Two evergreen trees, and 44 shrubs. The illustrative landscape plan only shows 6 canopy trees, 11 understory or ornamental trees, 14 evergreen trees, and 0 shrubs. This only represents approximately half of the required plant material needed to fulfill the buffer requirement. The Applicant should accurately depict the required buffer yard plant material on the illustrative landscape plan, or remove the symbols for the proposed plant material all together, and indicate the buffer yard requirements in notes and tabular form. Response: The applicant has updated Sheet 4 with the Enhanced Buffer Plan details that depicts the buffer yard requirements in a diagram and a table per the approved ZCPA COMMUNITY PLANNING DIVISION Comment 3. Impose the following condition of approval to specifically address the car wash use, in addition to those carried over for the automobile service station use: Car Wash Water Recycling and Discharge The process water associated with the car wash shall be recycled to reduce water consumption and shall not be discharged into surface waters or the storm drain system. Response: The Applicant has updated the Conditions to reflect the above referenced language. ADDITIONAL COMMENTS Because the application would entail reducing the size of Subarea 4, this reduction could affect the developability of Subarea 4. To address this concern, please submit an exhibit that demonstrates that this size reduction will not impact the feasibility of developing (without the need for additional modifications) the approved fast food restaurant on Subarea 4. Response: Below is the layout that shows the programming for the Subarea 4 building pad site and drive through around the building. We are still able to develop this site for a single pad user. The former building was larger, but was going to require multiple users to fill the space. With the single tenant use, we already have interest in the site v1 Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

57 Steve Barney February 23, 2017 Page Three In the absence of building elevations, it is unclear what the visual character of the convenience store/service station building will be, as viewed from Gum Spring Road. Please either: o Submit building elevations for the convenience store/service station; or o Amend planting types adjacent to Gum Spring Road to include evergreen trees. Response: We have added some additional evergreen trees along the property line as shown on Sheet 4, Gum Spring Road Buffer Alignment detail. We believe with the required berm, canopy trees, understory trees, proffered Elaeagnus hedgerow and the additional evergreens, the area will be adequately screened with little visibility from Gum Spring Road. We have added a section from Gum Spring Road to the building elevation to reflect this screening. Please see Sheet 4. Sincerely, Jason Beske, AICP Cc: Denise Harrover, Van Metre Companies Tyler Gould, J2 Engineers, Inc. Adam Steiner, Kimley-Horn and Associates, Inc v1 Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

58 Jason Beske January 9, 2017 Steve Barney Planner Department of Planning & Zoning 1 Harrison Street, SE, 3rd Floor Leesburg, VA Re: SPEX Community Corner Comments Letter Dear Steve: This letter responds to staff comments we received on November 28, 2016, on the special exception application. Each comment is repeated below in italics with our response immediately below. Included with this submission are the conditions of approval, select/revised plan sheets, an enhanced buffer section, and an autoturn exhibit, all of which are referenced in this letter. I. COMMUNITY PLANNING (November 9, 2016) Comment 1 The SPEX plat specifically identifies the maximum number of gas pumps allowed onsite (shown as 6), either by symbology on the SPEX plat, a note, or imposing a Condition of Approval denoting such. Response: Applicant has updated Conditions of Approval denoting the maximum number of gas pumps requested. Comment 2 A condition of approval is imposed that states should SPEX be approved and acted upon to establish the use, that SPEX becomes void and vice versa. Response: Applicant has updated the Conditions of Approval to include this requested condition. Comment 3 Impose the following condition of approval to specifically address the car wash use, in addition to those carried over for the automobile service station use: Car Wash Water Recycling and Discharge The process water associated with the car wash shall be recycled to reduce water consumption and shall not be discharged into surface waters or the storm drain system. Response: Applicant has updated the Conditions of Approval to include the following condition. Car Wash Water Recycling and Discharge The Applicant will implement water conservation and recycling where possible. Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

59 Steve Barney January 9, 2017 Page Two II. DEPARTMENT OF TRANSPORTATION AND CAPITAL INFRASTRUCTURE (November 23, 2016) Comment 1 DTCI notes that the design of Tall Cedars Parkway between Pinebrook Road and Gum Spring Road, has been approved by the County per CRCP and is included in the County s adopted Capital Improvement Program (CIP). Construction of this roadway commenced in October The County s project also includes the installation of a traffic signal at the Tall Cedars Parkway / Gum Spring Road intersection. Response: Acknowledged. Comment 2 The County s approved Tall Cedars Parkway construction project is currently anticipated to be completed by Completion of the County s construction project, per approved CRCP , as well as completion of Bradford Forest Drive (by others) per approved CPAP , are necessary to provide access to the site under both the currently approved ZCPA and the proposed development per this SPEX application. Response: Acknowledged. Comment 3 The County s Tall Cedars Parkway project includes construction of a 10-foot shared use path on the north side of Tall Cedars Parkway and six-foot sidewalk on south side of Tall Cedars Parkway. The proposed special exception continues to provide bicycle and pedestrian access (10-foot shared use path) along the east side of Gum Spring Road between Community Corner and Stone Ridge East II as approved per the Concept Development Plan (CDP) for ZCPA and is consistent with Appendix 6 of the 2010 CTP. Response: Correct. Comment 4 The proposed SPEX uses result in fewer trips in both the AM and PM peak hours and a net decrease in the total weekday trips as compared to the existing approvals on the site. Conclusion DTCI has no objection to the approval of this application. Response: Applicant appreciates the DTCI review and conclusion. III. DIVISION OF ENVIRONMENTAL HEALTH (November 18, 2016) This Department reviewed the plans prepared by J2 Engineers, Inc. dated and the staff supports the approval of the application. Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

60 Steve Barney January 9, 2017 Page Three Response: Applicant appreciates the review and conclusion. IV. LOUDOUN WATER (November 23, 2016) Loudoun Water has reviewed the referenced referral application and offers no objection to its approval. Should offsite easements be required to extend public water and/or sanitary sewer to this site, the applicant shall be responsible for acquiring such easements and dedicating them to the Authority at no cost to the County or to the Authority. Public water and sewer service would be contingent upon the developer's compliance with the Authority's Statement of Policy; Rates, Rules and Regulations; and Design Standards. Response: Applicant appreciates the review and conclusion. V. METROPOLITAN WASHINGTON AIRPORTS AUTHORITY (November 23, 2016) The Airports Authority has no objection to the proposal. Response: Applicant appreciates the review and conclusion. VI. FACILITIES PLANNING AND DEVELOPMENT (November 15, 2016) The Department of Parks, Recreation and Community Services (PRCS) has reviewed the Applicant s proposal and has no objections to its approval as presented. However, defers to other departmental referral agencies for any additional comments. Response: Applicant appreciates the review and conclusion. VII. VIRGINIA DEPARTMENT OF TRANSPORTATION (November 22, 2016) We have reviewed the above referenced application and we have no objection to approval of the Special Exception. Response: Applicant appreciates the review and conclusion. VIII. DEPARTMENT OF PLANNING & ZONING, ADMINISTRATION DIVISION (December 1, 2016) Cover Sheet Comment 1 Please update the Vicinity Map to depict the correct existing parcel lines and streets as depicted on Loudoun County s Weblogis. Response: Applicant has updated the vicinity map and included in the revised plan sheets. Special Exception Plat Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

61 Steve Barney January 9, 2017 Page Four Comment 1 The statement of justification states that the proposed special exception is for an automobile service station and that this special exception will be implemented in lieu of approved SPEX for gas pumps accessory to a convenience store. However, the building located on Sheet 2 is labeled convenience store. Please change this label to reflect the proposed use of automobile service station. Note that in accordance with Article 8 an automobile service station may offer Provision of convenience goods for gasoline supply station customers. Response: Label has been changed and is included in the revised plan sheets. Comment 2 The landscaped open space tabulation indicates that the proposed project has +/- 7,600 SF of landscaped open space. Please calculate the actual amount of landscaped open space on the subject property, and highlight or shade the proposed landscaped open space on the plan. Response: Applicant has updated the attached plan Sheet 2 with a highlighted area to show the proposed landscaped open space. Comment 3 Required parking for the proposed use depends on existing or proposed uses in subareas 4, 5, and 6 as well as the subject property at the time of site plan. For example, if the Automobile Service Station is the first use built in the PD-CC-CC district then the use would need to meet the parking requirement for Motor Vehicle Sales & Service. However, if other uses exist on subareas 4, 5, and 6 then the site plan would need to meet the requirement for Large Integrated Shopping Centers. For this application please revise the parking requirement to state, Required and provided parking shall meet the requirements of Section at the time of site plan. Response: Acknowledged and updated. Buffering and Landscaping Comment 1 On Sheet 4 the Applicant has depicted some of the plant material located within the buffer yards for the proposed use will be provided with future subareas 4,5, & 6. Per Section (B) please indicate that the proposed buffer yard for Subarea 3 will include the full buffer yard length for each buffer yard extending to the proposed property line between Subareas 3 and 4. Response: Applicant has updated the Conditions of Approval #5, Buffering and Screening, to include this language. Conditions of Approval are attached to this submission. Comment 1 In accordance with ZMOD and Proffer C.2 the Enhanced Type 4 Buffer Yard proposed along the southern boundary should be planted in accordance with Sheet 5A of the CDP which indicates that 17 shrubs per lineal feet shall be provided. The applicant has not depicted any Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

62 Steve Barney January 9, 2017 Page Five shrubs in the proposed Type 4 Enhanced Buffer Yard. Please show/ensure that the correct number of plants can be provided within this buffer yard. Response: SPEX is still subject to the approved proffers and modifications of ZCPA and ZMOD We have included the same proffer notation on Sheet 2 and 4 of the attached plan sheets. We have also attached a copy of the exhibit from the original Plans to this response that shows the shrubs, trees and understories that are required pursuant to that proffer. IX. LOUDOUN COUNTY ECONOMIC DEVELOPMENT (November 14, 2016) No one from our department will be there tomorrow as based on the nature of the project we have no comment at this time, but we generally feel that by adding new business to the County we strengthen our business ecosystem. If any issues or concerns are brought up we would like to be made aware of them. Response: Acknowledged. X. LOUDOUN DEPARTMENT OF FIRE, RESCUE AND EMERGENCY MANAGEMENT (November 28, 2016) Comment 1 Staff respectfully requests that the site plan for this project include an auto turn analysis exhibit to evaluate adequate access and circulation of emergency vehicles throughout the entire parcel. Response: An autoturn analysis exhibit has been completed and is attached to this response. Sincerely, Jason Beske, AICP Cc: Denise Harrover, Van Metre Companies Tyler Gould, J2 Engineers, Inc. Adam Steiner, Kimley-Horn and Associates, Inc v1 Cooley LLP One Freedom Square Reston Town Center Freedom Drive Reston, VA t: (703) f: (703) cooley.com

63 Attachment 6

64

65

66 NO BUFFER REQUIREMENT BETWEEN THE ADJACENT GROUP 8 USES PER TABLE (A) GENERAL NOTES: 1. FOR ILLUSTRATIVE PURPOSES ONLY. SUB AREAS 4, S. AND 6ARE NOT PART OF THIS CASE AND ARE SUBJECT TO CHANGE WlTH FINAL ENGINEERING 2. TOTAL PROPOSED F.A R. FOR SUBAREAS 3,4.5. ANO 6 PER2CPA 2013,0005 IS 19,220 S.F. SUBAREAS FUTURE OFFICE/ Rl:TAIL I 1 I I SPEX GAS LAYOUT SUBAREA 3 AREA = 67,605 SF PROPOSED SU BAAR EA 3 BUILDING = 5,000 SF PARKING REQUIRED= 5,000 SF X 4 PER 1000 GFA = 20 SPACES PROVIDED PARKING= 31 SPACES (INCUSIVE OF 2 HC) SUBAREA 3 FAR. = 0.07 PROPOSED SUBAREA4 LAYOUT SUBAREA 4 AREA = 36,286 SF MAX SUBAREA4 BUILDING AREA=+/. 4,000 GSF SU BAR EA 4 FAR. = ' BUILDING GSF AND LOCATION IS APPROXIMATE AND SUBJECT TO CHANGE WITH FINAL ENGINEERING. 'ALL PARKING REQUIHEMENTS TO BE MET AT SITE PLAN AND COMPLY WITH 2'..0. SECTION COMMUNITY CORNER Loudoun County, VA,..._ O l.?.s' 25 ;o 100' LAN OBA Y 4 EXHIBIT OJOl..101 Kimley>>> Horn Attachment 7

67 Attachment 8

68 COMMUNITY CORNER N 7,027,000 LDN 65 NOISE CONTOUR N 7,026,000 LDN 60 NOISE CONTOUR N 7,025,000 N 7,024,000 N 7,023,000 TALL CEDARS PKWY BRADFORD FOREST DRIVE LEEDS FIELD DRIVE APPLICANT/OWNER STONE RIDGE EAST COMMERCIAL, LLC MAIN STREET FAIRFAX, VA N 7,022,000 N 7,021,000 BELCOURT CASTLE DR N 7,020,000 LDN 60 1-MILE BUFFER E 11,755,000 E 11,756,000 E 11,757,000 E 11,758,000 E 11,759,000 E11,760,000 E 11,761,000 E 11,762,000 VICINITY MAP SCALE : 1"=1000' TRANSPORTATION CONSULTANT WELLS & ASSOCIATES, INC SPRING HILL ROAD, SUITE 600 MCLEAN, VIRGINIA ENGINEER J2 ENGINEERS, INC 4080 LAFAYETTE CENTER DR CHANTILLY, VIRGINIA ATTORNEY COOLEY LLP FREEDOM DRIVE RESTON, VIRGINIA Attachment 9

69 PARKING REQUIREMENTS COMMUNITY CORNER- SUBAREA 3 SPEX GRAPHIC SCALE ( IN FEET ) 1 INCH = 40 FEET

70 GRAPHIC SCALE ( IN FEET ) 1 INCH = 40 FEET SPEX

71 Kimley-Horn and Associates, Inc Commerce Park Drive Suite 400 Reston, VA Phone: Fax: Seal 2 GUM SPRING ROAD BUFFER PLAN 4 40' ENHANCED BUFFER PLAN Client VAN METRE COMPANIES 9900 MAIN STREET, SUITE 500 FAIRFAX, VA Issues / Revisions No. Description Date 2ND SUB. FOR STAFF REVIEW 02/14/2017 PLAT REVISION 04/18/ GUM SPRING ROAD BUFFER SECTION 5 40' ENHANCED BUFFER SECTION Project Name COMMUNITY CORNER ZCPA / ZMOD SPEX / SPEX 2013/0029 DULLES ELECTION DISTRICT LOUDOUN COUNTY, VA 1 KEY PLAN 6 TALL CEDARS PARKWAY BUFFER PLAN Drawn Checked QA / QC CJT AJS KHA Project No Date 04/18/2017 Drawing Title LANDSCAPE PLAN 7 BUFFER TABULATION TABLE Scale: As Shown Drawing Number 4 Sheet 4 of 4