County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: March 16, 2015 TO: FROM: Kate McConnell, AICP, Project Manager Land Use Review Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning SUBJECT: ZRTD 2015-0001; St. John s at Loudoun Tech Center BACKGROUND The Applicant, Ridgetop Corporate I, LLC, requests a Zoning Map Amendment Conversion to Current Zoning Ordinance (ZRTD). The subject property is located within the Route 28 Highway Improvement Transportation District (Route 28 Tax District). The Applicant seeks to convert a parcel of approximately 12 acres from PD-IP (Planned Development Industrial Park) under the 1972 Zoning Ordinance to PD-IP (Planned Development Industrial Park) under the Revised 1993 Zoning Ordinance. The parcel is subject to the conditions of SPEX-1984-0300 approved by the Board of Supervisors in 1984 and yard setback modifications through ZMAP-1988-0006. The applicant is not proposing to supersede either application. The subject site is located in the eastern portion of the County, south of Route 7 at the northwest corner of the eastern most intersection of Nokes Boulevard and Ridgetop Circle (see vicinity map). The subject site is surrounded by office and flex/light industrial uses with access provided via Ridgetop Circle and Horseshoe Drive. The subject site is currently developed with three one-story office buildings. The subject site is planned for Route 28 Business and is envisioned to develop with office and flex-uses at a minimum of two-story buildings with floor area ratios (FAR) between 0.4 to 1.0. Attachment 1a A-1
ZRTD 2015-0001; St. John s at Loudoun Tech Center Community Planning Referral March 16, 2015 Page 2 COMPLIANCE WITH THE COMPREHENSIVE PLAN The subject site is governed by the policies outlined in Loudoun County s Revised General Plan, the Bicycle and Pedestrian Mobility Master Plan (BPMMP), and the Countywide Transportation Plan (CTP). The subject site is located within the Sterling Community of the Suburban Policy Area and within the Route 28 Tax District (Revised General Plan, Chapter 6, Suburban Community Boundaries Map and Route 28 Corridor Plan Planned Land Use Map). The application has been reviewed under the Revised General Plan Suburban Policies of Chapter 6, specifically policies regarding the Route 28 Corridor Plan. Route 28 Business Area is the Planned Land Use for the subject site. ANALYSIS & RECOMMENDATION The County envisions the Route 28 Corridor as a major economic and employment center with predominately commercial development within distinct land development patterns (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Land Use Text). The Route 28 Corridor Plan Land Development Patterns Map identifies the subject site as suitable for Route 28 Business uses (Revised General Plan, Chapter 6, Route 28 Corridor Plan Land Development Patterns Map). The subject site is planned for Route 28 Business (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Land Development Patterns Map) which supports up to 100% office and flex uses with floor area ratios (FAR) between 0.4 to 1.0 (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Route 28 Business Area Policies, Policy 1 and 8). The Revised General Plan provides policy direction encouraging property owners within the Route 28 Tax District to convert from the 1972 Zoning Ordinance to the Revised 1993 Zoning Ordinance in order to provide consistent development patterns within the District. The Plan states: The County will look at developing incentives to encourage Route 28 Tax District landowners to opt into the revised zoning ordinance (Revised General Plan, Chapter 4, Economic Development Policy 14). While the PD-IP zoning district allows for uses envisioned for the Route 28 Business areas, the PD-IP district does not necessarily maximize the development potential envisioned for Route 28 Business areas. However, given the subject site is already fully built-out, the proposed conversion to the most current Zoning Ordinance is appropriate. Plan policies support the proposed conversion and Staff recommends approval. cc: John Merrithew, AICP, Acting Director (via email) Cynthia L. Keegan, AICP, Program Manager, Community Planning (via email) A-2
County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: March 11, 2015 TO: FROM: CC: Kate McConnell, AICP, Project Manager Andrea Grove, Planner, Zoning Administration Michelle M. Lohr, Deputy Zoning Administrator CASE NUMBER AND NAME: ZRTD-2015-0001 - St. John s at Loudoun Tech Center TAX/MAP PARCEL NUMBER: /81///8/////C/ /81///8/////B/ MCPI: 030-30-6633 030-30-4784 The applicant is proposing to rezone the above referenced parcels, comprised of approximately 12 acres from Planned Development-Industrial Park (PD-IP) under the 1972 Zoning Ordinance to PD-IP under the Revised 1993 Zoning Ordinance. The property is located within the Route 28 Tax District. The property is subject to SPEX-1984-0300, Loudoun Tech Center Blanket Office Use, approved October 15, 1984, and ZMAP-1988-0006 (parking setback modification) approved July 18, 1988. The following comments must be addressed for the application to be in conformance with the requirements of the Revised 1993 Zoning Ordinance. 1. A Title Block with application number ZRTD-2015-0001 should be added to Sheet 1 of the proposed plan. 2. The Yard Requirements have been included on the proposed plan however, please expand this area to include Lot Requirement Size, Lot Coverage, Building Height and FAR. 3. A note should be added to the proposed plan indicating the subject property is located within the Broad Run District. 4. Include a General Note that the development of the property shall be in conformance to Section 4-500 Planned Development-Industrial Park (PD-IP) of the Revised 1993 Zoning Ordinance to be placed under the Yards Tabulation given. Attachment 1b A-3
County of Loudoun Department of Transportation and Capital Infrastructure MEMORANDUM DATE: March 24, 2015 TO: FROM: Kate McConnell, AICP, Project Manager Department of Planning and Zoning Rory L. Toth, CZA, Senior Transportation Planner DTCI, Transportation Planning & Operations Division SUBJECT: ZRTD 2015-0001 St. John s at Loudoun Tech Center First Referral Background This Zoning Map Amendment in the Route 28 Tax District (ZRTD) proposes to rezone two parcels totaling approximately 6.0 acres from the PD-IP (Planned Development Industrial Park) zoning district under the 1972 Loudoun County Zoning Ordinance to the PD-IP zoning district under the Revised 1993 Zoning Ordinance (Zoning Ordinance). The site is located on the north side of Nokes Boulevard (VA Route 1793) west of Cascades Parkway (VA Route 1794) along the eastern most segment of Ridgetop Circle (VA Route 1790). The site currently has three buildings (two on Lot B and one on Lot C) and three access points (one off of Nokes Boulevard, one on Ridgetop Circle and one onto Horseshoe Drive (VA Route 1791) via an ingress/egress easement at the northwest corner of the site. It is also noted that there is interparcel access between Lots B and C via three parking lot drive-aisle connections. A vicinity map is provided as Attachment 1. This review is based on materials received from the Department of Planning and Zoning on February 24, 2015, including (1) an information sheet, dated February 23, 2015; (2) a Concept Development Plan (CDP) ( ZRTD Plat ) prepared by Christopher Consultants, dated December 23, 2014; (3) a Draft Proffer Statement, including redline edits, revised through January 22, 2015; (4) a Statement Request Letter dated December 22, 2014; and (5) the Generalized Traffic Statement for Zoning Map Amendment Applications in the Route 28 Tax District, revised July 2012 (commonly referred to as the Route 28 Generalized Traffic Statement ), which reviews and compares the traffic impacts of various land uses under the 1972, 1993 and Revised 1993 Zoning Ordinances. Compliance with the Countywide Transportation Plan The site is located within the Suburban Policy Area (Sterling Community). The transportation network is specifically governed by the policies of Countywide Transportation Plan (2010 CTP) and the Bicycle & Pedestrian Mobility Master Plan (2003 Bike & Ped Plan). The Department of Transportation and Capital Infrastructure s (DTCI s) assessment of the transportation network is based on review of existing, planned and programmed transportation facilities, review of the Route 28 Generalized Traffic Statement, and applicable County policies. Attachment 1c A-4
Existing, Planned and Programmed Transportation Facilities ZRTD 2015-0001 St. John s at Loudoun Tech Center DTCI First Referral Comments March 24, 2015 Page 2 The site is located on the north side of Nokes Boulevard (VA Route 1793) west of Cascades Parkway (VA Route 1794) along the easternmost section of Ridgetop Circle (VA Route 1790). 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. Nokes Boulevard (VA Route 1793) is classified by the 2010 CTP as a major collector, and runs from Cascades Parkway (VA Routes 637/1794) (opposite Potomac View Road (VA Route 637)) west to Atlantic Boulevard (VA Route 1902). This portion of Nokes Boulevard is constructed to its ultimate condition as an urban four-lane, controlled access, median divided (U4M) roadway. Left- and right-turn lanes are in place in both directions at both unsignalized Ridgetop Circle intersections. In addition, there is an existing right-turn lane on westbound Nokes Boulevard into the southern entrance of the site. According to 2013 Daily Traffic Volume Estimates published by VDOT, Nokes Boulevard carries approximately 20,000 vehicles per day. The 2003 Bike & Ped Plan classifies Nokes Boulevard as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Per Appendix 6 of the 2010 CTP, planned four-lane roads should have one 10-foot wide shared use path (within the ROW or a 14-foot wide easement), one six-foot wide sidewalk, and where feasible, on-road bicycle facilities. Currently, a sidewalk is in place along the north side of Nokes Boulevard to the west of the site, however, there is no sidewalk in place along the site s Nokes Boulevard frontage. An asphalt path is located along the south side of Nokes Boulevard in the vicinity of the site. Ridgetop Circle (VA Route 1790) is a local secondary road that forms a loop and the subject property has frontage on the eastern portion of the loop. It is currently constructed as a fourlane roadway with a two-way center left-turn lane and is not a roadway included in the 2010 CTP network. The eastern most segment of Ridgetop Circle is under stop-sign control at its intersection with Nokes Boulevard. A left-turn lane is also in place at its intersection with Nokes Boulevard. There are no recently published daily traffic counts available from VDOT for this roadway. Ridgetop Circle is referenced in the 2003 Bike & Ped Plan as a baseline connecting roadway along which bicycle and pedestrian facilities are envisioned. Per the 2003 Bike & Ped Plan (Chapter 4, Walkways & Sidewalks Policy 2a), sidewalks are called for along both sides of all local secondary roads. A sidewalk is located along the site s frontage with Ridgetop Circle (western side) and a trail on the eastern side. Horseshoe Drive (VA Route 1791) is a local secondary roadway running in an east-west direction in between the Ridgetop Circle loop and is not a part of the 2010 CTP roadway network. It is currently constructed as a two-lane roadway and is under stop-sign control at both its intersections with Ridgetop Circle. There are no recently published daily traffic counts available from VDOT for this roadway. A-5
ZRTD 2015-0001 St. John s at Loudoun Tech Center DTCI First Referral Comments March 24, 2015 Page 3 Horseshoe Drive is not listed in the 2003 Bike & Ped Plan as a baseline connection roadway along which bicycle and pedestrian facilities are envisioned. Currently, there is a trail located along the north side of the roadway and there are no bicycle or pedestrian facilities along the south side of the roadway in the vicinity of the site. Review of Traffic Statement for Route 28 ZMAP Applications to the Current Zoning Ordinance The Route 28 Generalized Traffic Statement included with this application (provided as Attachment 2) was approved by the Board of Supervisors on May 20, 2008 and revised in July 2012. The purpose of this generalized traffic statement is to expedite the processing of zoning conversion (ZRTD) applications. The preparation and scoping of a separate traffic study requires additional time and expense prior to the acceptance of rezoning and special exception applications at the initial checklist stage. The use of a ready-made generalized traffic statement, which the Applicant includes with the initial application submittal, helps to facilitate this process. DTCI notes that the Route 28 Generalized Traffic Statement was primarily intended for conversion applications within the PD-OP and PD-IP zoning districts. The Route 28 Generalized Traffic Statement indicates that the signalized intersection of Cascades Parkway (VA 637/1794) and Potomac View Road (VA Route 637) (the nearest intersection to the site included in the generalized traffic statement) operated at LOS C during the AM peak period and LOS D during the PM peak based on traffic data from the 2010-2011 timeframe. The generalized traffic statement also forecasts that in the future (2015) this intersection would operate at LOS C in the AM peak period and LOS D during the PM peak. Trip Generation from Proposed Development The application does not limit the development on the site to any particular use. As previously mentioned, there are three existing office buildings located on the subject site. It is understood that the 1972 Loudoun County Zoning Ordinance allows for up to 0.4 FAR of PD-IP uses, which could yield approximately 208,565 square feet on the 11.97 acre site. It is important to note that under the Revised 1993 Zoning Ordinance, ZOAM 2013-0003 was approved on April 2, 2014, which increases the allowable by-right FAR from 0.4 FAR to 0.6 FAR of PD-IP uses, which would yield approximately 312,848 square feet on the 11.97-acre site. Based on the trip rates published in the Institute of Transportation Engineers (ITE) Trip Generation Report, 9 th Edition, DTCI has developed the following table to show a comparison of trips potentially generated by the most intense traffic generating uses allowed under the 1972 and Revised 1993 Zoning Ordinances. A-6
ZRTD 2015-0001 St. John s at Loudoun Tech Center DTCI First Referral Comments March 24, 2015 Page 4 Trip Generation Comparison for St. John s at Loudoun Tech Center Maximum Permitted By-Right Uses in the PD-IP Zoning District Revised 1993 Zoning Ordinance ITE Code AM Peak PM Peak Weekday Total 0.6 FAR 100% Office 312,848 SF 710 488 466 3,451 1972 Zoning Ordinance 0.4 FAR 100% Office-208,565 SF 710 325 311 2,300 Net Difference (Revised 1993 minus 1972) +163 +155 +1,151 As shown in the table above, the existing 1972 Zoning Ordinance would permit up to 0.4 FAR of 100% office uses of up to 208,565 square feet. Under the Revised 1993 Zoning Ordinance, the amount of office uses permitted by-right in PD-IP could increase to 0.6 FAR or up to 312,848 square feet. This conversion could yield 163 more AM peak hour, 155 more PM peak hour, and 1,151 more daily vehicular trips than the existing zoning on the property. Transportation Comments DTCI staff has reviewed the Applicant s submitted materials and has the following comments: 1. The specific uses proposed with this application have not been detailed. DTCI understands that zoning conversions typically do not involve a specified land use and that the Board of Supervisors wishes to facilitate the conversions by not requiring detailed plans and studies. Therefore, DTCI is not making specific observations and recommendations regarding traffic impacts for this proposed conversion. 2. Due to the absence of specific development information, the Applicant s concept development plan cannot be evaluated for specific transportation improvements. Therefore, it is unclear what site-specific transportation related improvements may be needed. 3. The Applicant should revise Sheet 1 of the CDP to reflect the existing sidewalk located along the western side of Ridgetop Circle. 4. Per Appendix 6 of the 2010 CTP, pedestrian facilities are called for along all four-lane roadways in the Suburban Policy Area. DTCI recommends that the Applicant commit to a proffer to construct a sidewalk, consistent with the sidewalk located immediately to the west, along the parcel s site frontage with Nokes Boulevard. The proffer should include a trigger stating that the six-foot wide sidewalk should be shown on the first record plat or site plan, whichever comes first in time, prior to its approval. A-7
Conclusion ZRTD 2015-0001 St. John s at Loudoun Tech Center DTCI First Referral Comments March 24, 2015 Page 5 Due to the general nature of this type of proposal, DTCI has provided comments for information only and, therefore, has no recommendation on this application. ATTACHMENTS 1. Site Vicinity Map 2. Route 28 Generalized Traffic Statement, Revised July 2012 cc: Kathleen Leidich, AICP, Assistant Director, DTCI Lou Mosurak, AICP, Senior Coordinator, DTCI A-8
Loudoun County Print Map March 9, 2015 SITE ZRTD 2015-0001, St. John s at Loudoun Tech Center ATTACHMENT 1 A-9
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March 27, 2015 Ms. Kate McConnell, AICP Project Manager Loudoun County Department of Planning 1 Harrison Street, SE Leesburg, VA 20177 RE: ZRTD 2015-0001 St. John s at Loudoun Tech Center Dear Kate: Pursuant to your direction, we are resubmitting herewith five copies of the revised proffer statement and 17 copies of the revised concept plan. Where appropriate, we have revised these documents in accordance with staff comments. Below is a summary of our responses to staff comments. Loudoun County Zoning Administration Memorandum dated March 11, 2015: 1. A Title Block with application number ZRTD-2015-0001 should be added to Sheet 1 of the proposed plan. Response: The title and ZRTD number appear in the border information of the CDP. 2. The Yard Requirements have been included on the proposed plan however, please expand this area to include Lot Requirement Size, Lot Coverage, Building Heights and FAR. Response: These items are included. 3. A note should be added to proposed plan indicating the subject property is located within the Board Run District. Response: This is also included in the border information. 4. Include a General Note that the development of the property shall be in conformance to Section 4-500 Planned Development-Industrial Park (PD-IP) of the Revised 1993 Zoning Ordinance to be placed under the Yards Tabulation given. Response: This note is on the plan sheet. christopher consultants, ltd. voice 571.209.5950 44115 woodridge parkway, suite 150 fax 571.209.5951 leesburg, virginia 20176 website www.christopherconsultants.com Attachment 2 A-32
Ms. Kate McConnell March 27, 2015 Page 2 DTCI Memorandum dated March 24, 2015: 1. The specific uses proposed with this application have not been detailed. DTCI understands that zoning conversions typically do not involve a specified land use and that the Board of Supervisors wishes to facilitate the conversions by not requiring detailed plans and studies. Therefore, DTCI is not making specific observations and recommendations regarding traffic impacts for this proposed conversion. Response: No response required. 2. Due to the absence of specific development information, the Applicant s concept development plan cannot be evaluated for specific transportation improvements. Therefore, it is unclear what site-specific transportation related improvements may be needed. Response: It is noted regional roads in the vicinity of this site are fully built out. 3. The Applicant should revise Sheet 1 of the CDP to reflect the existing sidewalk located along the western side of Ridgetop Circle. Response: Existing sidewalk added. 4. Per Appendix 6 of the 2010 CTP, pedestrian facilities are called for along all four-lane roadways in the Suburban Policy Area. DTCI recommends that the Applicant commit to a proffer to construct a sidewalk, consistent with the sidewalk located immediately to the west, along the parcel s site frontage with Nokes Boulevard. The proffer should include a trigger stating that the six-foot wide sidewalk should be shown on the first record plat or site plan, whichever comes first in time, prior to its approval. Response: Proffers revised to add a 5 sidewalk along Nokes Boulevard with trigger for construction. If you have any questions or comments regarding the above, please feel free to contact me. Very truly yours, Louis Canonico, P.E. Vice President LC/dml A-33
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