county of loudoun department of planning memorandum

County of Loudoun

Department of Planning

MEMORANDUM

DATE: October 3, 2012 TO: Stephen Gardner, Project Manager

Land Use Review FROM: Kelly Williams, Planner III

Community Planning SUBJECT: SPEX 2012-0018, Inova Ashburn Healthplex, 2nd Referral EXECUTIVE SUMMARY This application is requesting a special exception (SPEX) to permit a Healthplex consisting of outpatient medical care uses, an emergency department, medical offices, radiology and other such health-related uses on an 8.76 acre parcel within the business park known as Loudoun Parkway Center.

This is the second submission of the application. The applicant has responded to first submission comments by providing a revised statement of justification, response letter and a revised Special Exception plat dated September 7, 2012. The remaining outstanding issues are described below. This referral is intended to be supplementary to Community Planning’s June 19, 2012 referral.

The proposed Healthplex appears to be in conformance with the healthcare policies of the Revised General Plan that encourage primary care services or freestanding emergency care centers, which provide preventive and routine medical services to more local communities, to locate within the County in areas where population densities are inadequate to support development of full service medical facilities and hospitals. Prior to approval of this special exception the outstanding issue related to building design and public/civic uses should be addressed. Further, commitments should be made via conditions of approval to the proposed pedestrian/bicycle improvements, landscaping, stormwater management and building and site design as outlined in the applicant’s response letter. OUTSTANDING ISSUES Building Design The application includes an illustrative which exhibits the design of the north, south and east facades of the building. However, it appears that the elevations may be mislabeled when compared to the building footprint on the special exception plat. Further, there

Attachment 1a A-1

SPEX 2012-2018, Inova Ashburn Heathplex

Community Planning, 2nd

referral October, 3, 2012

are only three facades represented on the drawings. In order to achieve the high quality vision for Keynote Employment areas, architectural cohesiveness should be incorporated on all façades of the building.

Staff recommends that the application be revised to provide clarification of the orientation of the façade elevations and to provide information for and commitments to building architecture for all four façades.

Open Space/ Public/Civic The Revised General Plan policies call for Keynote communities to provide a minimum of 5% public and civic space (Revised General Plan, Chapter 6, Keynote Employment Center Policies, Policies 2 & 5). The Plan states that “interesting public open spaces and parks” will help create a unique community (Revised General Plan, Chapter 11, Light Industrial and Regional Office Design Guidelines). Business land use areas will provide public and civic space of the following types: plazas, public art, entrance features” (Revised General Plan, Chapter 6, Open Space Policies, Policy 2).

The applicant is proposing to include a small 450 square foot employee gathering space beside the loading area on the northern side of the building, benches for visitors along the building frontage and a 1000 square foot employee space on the rooftop. In accordance with the Plan, approximately 19,000 square feet should be provided to meet the public/civic polices. As proposed, the public/civic space does not meet those policies.

Staff recommends that the application be revised to provide additional public/civic space for this development that is more in keeping with Plan policy. This could be accomplished by providing additional employee space on the rooftop and a central plaza area at the entrance of the building.

It appears that two stories of the building will be constructed in the first phase of the development and the next two stories will be constructed in the second phase. Staff has concerns that the rooftop area will not be constructed until full build-out, which may or may not happen.

Staff recommends that the rooftop facility be provided for both phases, thereby ensuring that employees will have viable space during all phases of development.

RECOMMENDATION The proposed Healthplex appears to be in conformance with the healthcare policies of the Revised General Plan for this location. Prior to approval of this special exception, the outstanding issue related to building design and public/civic uses should be addressed. Further, commitments should be made via conditions of approval to the proposed pedestrian/bicycle improvements, landscaping, stormwater management and building and site design as outlined in the applicant’s response letter.

cc: Julie Pastor, AICP, Director, Planning Cynthia Keegan, AICP, Program Manager, via e-mail

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County of Loudoun

Department of Planning

MEMORANDUM

DATE: June 19, 2012 TO: Stephen Gardner, Project Manager

Land Use Review FROM: Kelly Williams, Planner III

Community Planning SUBJECT: SPEX 2012-0018, Inova Ashburn Healthplex EXECUTIVE SUMMARY

This application requesting a special exception (SPEX) to permit a Healthplex consisting of outpatient medical care uses, an emergency department, medical offices, radiology and other such health-related uses on an 8.76 acre parcel within the business park known as Loudoun Parkway Center. The subject property is governed by the policies of the Revised General Plan and the 2010 Countywide Transportation Plan (CTP), as well as the Toll Road Plan (TRP). The site is located in the Ashburn Community of the Suburban Policy Area and designated for business uses. The property is considered under the Keynote Employment policies of the Plan. The application should be revised to provide commitments and additional information that fully demonstrates substantial conformance with Plan policies. Specifically providing information on geographic characteristics of the area to be served: including the area’s population and highway facilities in order to ensure that this is an appropriate location for the proposed facility. Provisions need to be provided for Parks/Open Spaces and Public/Civic uses, pedestrian/bicycle improvements, landscaping, and appropriate building and site design. BACKGROUND The subject property is currently zoned Planned Development-Office Park (PD-OP) and is subject to the concept development plan and proffers of ZMAP 1990-0015, Loudoun Parkway Center. The property is located at the northeast intersection of Loudoun County Parkway and Barrister Street, approximately one quarter mile south of the Dulles Greenway. A

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June 19, 2012 Page 2

review of the County’s GIS records and submission materials indicates a small area of wetlands located on the subject site. The site was previously graded for an office building. The site is located within the Ldn 60 1 mile buffer airport noise contour.

COMPLIANCE WITH THE COMPREHENSIVE PLAN The property is located in the Ashburn Community of the Suburban Policy Area and is specifically governed by the Revised General Plan and 2010 Countywide Transportation Plan (CTP), as well as the Toll Road Plan (TRP). Being the newer of the two plans, the Revised General Plan supersedes the TRP when there is a policy conflict between the two (Revised General Plan, Chapter 1, Relationship to Other County Planning Documents Text). The policies of the Loudoun County Bicycle and Pedestrian Mobility

Master Plan (Bike/Ped Plan) also apply. The proposal has been evaluated against the following policies of the Revised General Plan: Chapter 2: Countywide Health Care Facilities; Chapter 5: Green Infrastructure: Environmental, Natural, and Heritage Resources; Chapter 6: Suburban Policy Area: Land Use Pattern and Design; Green Infrastructure; Open Space; Transit Nodes; and Keynote Employment Centers; and Chapter 11: Implementation: Design Guidelines. ANALYSIS The Dulles Greenway (Route 267), an emerging business corridor in the County, is located north of the subject property (Revised General Plan, Chapter 4, Business Land Use and Corridor Development text). The Dulles Greenway provides potential office

users with high visibility on this major corridor. The Plan also recognizes Loudoun County Parkway corridor as a corridor for significant office development (Revised General Plan, Chapter 4, Business Land Use and Corridor Development text).

For these and other reasons, the Plan designates the subject property for Keynote Employment uses (Revised General Plan, Chapter 7, Planned Land Use Map).

The intent of the Keynote policies is to provide areas along major corridors that consist of premier

office and/or research-and-development centers (Revised General Plan, Chapter 6, Keynote Employment Centers Text).

The subject site is also within 1-mile of the planned Route 772 transit stop and considered entirely within the Transit Supportive Area (TSA). Plan policies state that the TSA will

Planned Land Use

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be developed to reflect its underlying land use designation, which is Keynote Employment for the subject site (Revised General Plan, Chapter 7, Transit-Oriented Development Policy 19).

The intent of the TSA is to provide a transitional and complementary area between the high-density core and the surrounding development pattern (Revised General Plan, Chapter 6, Transit-Oriented Development Policy 16). The uses proposed in the TSA

should complement and support Transit Oriented Development (TOD) land uses. (Revised General Plan, Chapter 6, Transit-Oriented Development Policy 17).

With respect to the proposed Healthplex use, the Countywide Health Care Facilities policies would apply. The policies are designed to guide the location and type of health care facilities and health care-related businesses throughout the County. The policies promote high quality facilities, appropriate access to and improved distribution of health care services throughout the County, and encourages the location of health care facilities in those areas that have been identified as underserved. More specifically, Plan policies state that in addition to the State regulations concerning the location of health care facilities, the County will also consider the following (Chapter 2, Countywide Health Care Facilities Policies, Policy 3):

the area, population, topography, highway facilities and availability of the services to be provided by the project in the particular part of the health service area in which the project is proposed, the distinct and unique geographic, socioeconomic, cultural, and transportation characteristics of the area to be served, and barriers to access to care;

compatibility of any proposed large-scale hospital facility with other uses in the vicinity, particularly the impact on existing, stable residential neighborhoods; and,

availability of sufficient acreage to permit the development and future expansion of the proposed health care facility and healthcare-related businesses on the site as well as the potential adverse impact such expansion would have upon existing or planned neighborhoods adjacent to the areas of potential expansion.

The first bullet of Policy 3 referenced above includes and acknowledges the criteria of the State for Certificate of Public Need (COPN) approvals. The application does not include specific details regarding the characteristics of the area, population, geographic, socioeconomic, and other characteristics of the area to be served.

In response to the second and third bullets above, the application, has taken into consideration its compatibility with the surrounding area by locating on a large landbay that (1) accommodates future expansion plans phased as a part of the special exception application, (2) is separated from residential development by major roads, and (3) does not require traffic to enter residential neighborhoods. Visibility and access

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are maximized on this site by its location along Loudoun County Parkway and the Dulles Greenway. Plan policy also encourages the location of a variety of health care facilities in areas that may be underserved such as the northwest and southern parts of the County and around the Towns, and that substantially meet State requirements for approval (Chapter 2, Countywide Health Care Facilities Policies, Policy 4). While this policy promotes location of facilities in underserved areas, it relies on State requirements for approval of specific locations and facilities. Furthermore, the policies acknowledge that the market may not support a full service hospital in some locations. Policy 9 of the Healthcare policies encourages that primary care services or freestanding emergency care centers, which provide preventive and routine medical services to more local communities, will locate within the County in areas where population densities are inadequate to support development of medical centers.

Keynote Employment areas may be appropriate for health care facilities such as the proposed Healthplex. However, staff recommends the application be amended to include information on geographic characteristics of the area to be served, including the area’s population and highway facilities, in order to ensure that this is an appropriate location for the proposed facility.

COMPATIBILITY The Revised General Plan states that Keynote Employment Centers will have high visibility along major corridors and their structures accented with heavily landscaped greens and tree-lined boulevards that reflect the County’s growing prominence as a global crossroads for business (Revised General Plan, Chapter 6, Keynote Employment Centers Text). The site design of Keynote Employment Centers has the general characteristics of Regional Office developments where the office uses are the prominent features (Revised General Plan, Chapter 11, Light Industrial and Regional Office Design Guidelines). Additional characteristics of Keynote Employment Centers include:

Large front and side yards to permit extensive landscaping and design features, accentuating the larger-scaled structures;

Large-scale office uses should be the focus of the development rather than interrelationships of a group of uses;

Rights-of-way designed in a hierarchical, rectilinear pattern of collector roads and local access streets and alleys;

Streets that terminate at other roads and streets;

Collector and local access streets that provide for pedestrian and vehicular movement, foreground and entryway into buildings, and interactive social space;

The regular spacing and planting of trees with an overhead leaf canopy to reinforce spatial definition of the street space;

Vistas at the end of streets terminating with centrally-placed building façades; and

Parking located behind buildings, moved to the center of the block, and shared. Given their intensity, the County encourages structured parking for Keynote areas.

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Parking structures should also be placed in the middle of the block and screened from the street (Revised General Plan, Chapter 11, Light Industrial and Regional Office Design Guidelines & Chapter 6, Keynote Employment Center Policy 5).

The application includes an illustrative which demonstrates the design of one side of the building. Architectural cohesiveness should be incorporated throughout the site and not just the front façade of the building. No elevation for the side and rear facades have been submitted. The building and surface parking areas maximize the entire site, leaving little area for landscaping and open space. Further, a modification from the zoning ordinance is being requested to reduce the setbacks along Loudoun County Parkway, also limiting the area necessary to meet the above design objectives. Staff recommends that the application be revised to include information for and commitments to site design, building architecture, and landscaping as envisioned for Keynote Employment developments. Staff further recommends that the parking requirements be evaluated to determine if the parking can be reduced or if structured parking is possible in order to meet the design objectives for Keynote Employment areas. Pedestrian and Bicycle Access The County is committed to establishing an integrated trail system for pedestrians and cyclists, (Revised General Plan, Chapter 5, Greenways and Trails, text) and to do so will work to establish connections among pedestrian and bicycle sidewalk, paths, and trails. The Revised General Plan promotes a safe, convenient pedestrian and vehicular network for business uses (Revised General Plan, Chapter 6, General Business Land Use Policies, Policy 5). In addition, the Revised Countywide Transportation Plan calls

for all development plans to show “safe, direct and barrier-free pedestrian and bicycle circulation systems” (Revised CTP, Pedestrian and Bicycle Facilities Policies, Policy 5). Further, the Bike/Ped plan calls for adequate and appropriate bicycle parking at places of employment, within shopping centers and districts, at transit centers and park-and-ride lots, parks, at public buildings and at other appropriate public facilities (Bicycle and Pedestrian Mobility Master Plan, Bicycle Amenities Policies, Policy 1). The County also

encourages showers, clothing lockers, and changing rooms at places of employment (Bicycle and Pedestrian Mobility Master Plan, Chapter 4, Bicycle Amenities Policy 1c

and CTP, Chapter 2, Pedestrian and Bicycle Facilities Policy 10).

A multi-modal street system designed to accommodate pedestrian, bicycle, and vehicular movement should be provided in this application. The Bike/Ped Plan identifies Loudoun County Parkway, as a roadway that should include bicycle and pedestrian access (Bicycle and Pedestrian Mobility Master Plan, Bicycle and Pedestrian Network Map). The Special Exception application does not address the pedestrian and bicycle

policies. Further, the application does not address the circulation pattern for ambulance, vehicular and pedestrian traffic that may be associated with an emergency room facility.

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Staff recommends a 10-foot wide shared use path on Loudoun County Parkway consistent with the CTP. Design treatments should be included for the shared use paths at the intersection of all roadways. Sidewalks should be provided along Barrister Street and Landmark Court. Further, it is recommended that bicycle parking, shower facilities, clothing lockers, and changing rooms also be included. Sidewalks should be provided ensuring a safe route from the parking areas to the buildings as well as to adjacent properties within the Park. A green space/landscaped buffer area should also be provided between pedestrian and vehicular areas, including both

roadways and parking lots. The application should be revised to include information as to how the traffic patterns associated with the emergency room will be accommodated. Open Space/ Public/Civic

The Revised General Plan policies call for Keynote communities to provide a minimum of 5% open space (Revised General Plan, Chapter 6, Keynote Employment Center Policies, Policies 2 & 5). The Plan states that “interesting public open spaces and parks” will help create a unique community (Revised General Plan, Chapter 11, Light Industrial and Regional Office Design Guidelines). Business land use areas will provide public and civic space of the following types: plazas, public art, entrance features” (Revised General Plan, Chapter 6, Open Space Policies, Policy 2). It does not appear that the application is providing any usable outdoor space for any of the proposed uses.

Staff recommends that the proposed development be revised to provide adequate public open space, other than just landscaped buffer areas, within the proposed development, including usable outdoor space for employees and patients. A condition of approval should be developed addressing when the proposed common area will be constructed as well as the minimum amenities (i.e., picnic or café tables, benches, landscaping, etc.) that will be provided. SUSTAINABILITY

This special exception plat includes a note stating that stormwater management and best management practices (bmps) are provided via adequate outfall to the existing bmp facility as approved and constructed in accordance with construction plans, CPAP 2000-0082. The existing stormwater management pond does not include a sediment forebay, which is now a requirement for all new ponds. Sediment forebays help to isolate sediment deposition in an accessible area, which typically allow ponds to be maintained easier and with less expense. To help protect water quality and reduce future maintenance requirements/expenses, it is recommended that pre-treatment of stormwater runoff from the proposed project occur prior to discharging to the existing

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pond. A potential approach may be to incorporate bioretention near stormwater inlets and providing forebays at the principal on-site stormwater outfalls. Staff encourages the applicant to utilize LID techniques. Further, it is recommended that the application address pre-treatment of stormwater runoff from this project prior to discharging to the existing pond.

RECOMMENDATIONS In accordance with the policies of the Revised General Plan, Keynote Employment areas may be appropriate for health care facilities such as the proposed Healthplex. However, in order to ensure that this is an appropriate location for the proposed facility and that it is in compliance with the policies of the Revised General Plan, staff recommends that application address the following:

Provide additional information on geographic characteristics of the area to be served, including the area’s population and highway facilities;

Provide provisions for Parks/Open Spaces and Public/Civic uses;

Provide bicycle and pedestrian access both to the site and internal to the site; and,

Provide landscaping, appropriate building, parking and site design to meet the design guidelines for Keynote Employment developments.

Staff is available to meet with the applicant to discuss issues raised above.

cc: Julie Pastor, AICP, Director, Planning

Cynthia Keegan, AICP, Program Manager, via e-mail

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COUNTY OF LOUDOUN DEPARTMENT OF BUILDING AND DEVELOPMENT MEMORANDUM

DATE: February 15, 2013

TO: Stephen Gardner, Project Manager

CC: Marilee L. Seigfried, Deputy Zoning Administrator

FROM: Teresa Miller, Planner, Zoning Administration

PROJECT NAME: Inova Ashburn Healthplex

CASE NUMBER: ZMOD-2012-0003

LCTM/MCPI: /93//18/////F/ 090-48-5691

PLAN SUBMISSION NUMBER: 3rd

Submission

I. Application Summary

The applicant is applying for a zoning modification to reduce the parking setback

adjacent to Loudoun County Parkway.

Zoning administration has reviewed the third submission materials. The

following issues must be addressed for the application to be in conformance with

the requirements of the Revised 1993 Loudoun County Zoning Ordinance.

II. Zoning Modification Section 5-900(A)(9)(b), Setbacks to Roads, from Other

Arterial Roads.

1. The request is being made to reduce the parking setback along Loudoun County

Parkway to allow flexibility in designing parking needed for the possible use of

medical office and medical outpatient. The parking regulations for the proposed

125,000 square feet of medical uses would be 4 spaces per 1000 square feet of

GFA for up to 30,000 square feet and 3.3 spaces per 1000 square feet of GFA

thereafter. Based on the total square feet of 125,000 GFA, the parking

requirement would be 434 parking spaces. While the applicant has stated all

parking proposed will be needed, the site is over parking, according to the zoning

ordinance, by over 100 parking spaces. Section 6-1504 states modifications may

be approved by the Board of Supervisors if they find such modification achieves

an innovative design, improves upon the existing regulations or otherwise exceeds

the public purpose of the existing regulation. The Statement of Justification

proposed a Type 4 buffer in lieu of the Type 3 buffer as a way to compensate for

the reduced setback, thus meeting the public purpose. Demonstrate how the

reduced parking setback meets the criteria of Section 6-1504.

Attachment 1b A-10

ZMOD-2012-0003 Inova Ashburn Healthplex

2

2. As previously commented, to mitigate the impact of a reduced parking setback

adjacent to Loudoun County Parkway, the applicant is proposing an “enhanced”

buffer along this roadway. The proposed enhancement is a Type 4 front buffer

yard in lieu of the required Type 3 front buffer yard. The enhanced buffer will

provide approximately 5 additional canopy trees. As canopy trees provide

additional canopy for the site, this type of planting does not offer screening to

mitigate the view of the parking, it is suggested the enhanced buffer include

additional shrubs to help screen the parking.

3. Within the Statement of Justification, the applicant has proposed a Type 4 Buffer

Yard within the “50 foot buffer along Loudoun County Parkway to compensate for

the reduced setback”. This statement should be clarified. The applicant is

proposing a Type 4 buffer yard within the 50 foot parking setback along Loudoun

County Parkway. It is noted Table 5-1414(B) lists the minimum width of a Type 4

front buffer yard as 20 feet and the maximum width as 30 feet. The correct width

of the buffer yard will need to be demonstrated at the time of site plan.

4. Sheet 2 - The possible proposed use of the site has been labeled within the building

footprint as “Healthplex”, which is not a listed use in the PD-OP zoning district.

The labeling should match the uses listed in the zoning ordinance (medical care

facility, outpatient only and office, medical and dental). The Statement of

Justification should also references these as listed in the zoning ordinance.

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DATE: October 26, 2012





CASE NUMBER: SPEX-2012-0018 ZMOD-2012-0003

LCTM/MCPI: /93//18/////F/ 090-48-5691

PLAN SUBMISSION NUMBER: 2nd Submission


The applicant is applying for a special exception to permit a medical care facility,

outpatient only. The applicant is also proposing a zoning modification to reduce

the parking setback adjacent to Loudoun County Parkway.

Zoning administration has reviewed the second submission materials. The

following issues must be addressed for the application to be in conformance with

the requirements of the Revised 1993 Loudoun County Zoning Ordinance.

II. Critical Issues

1. As this is the second submission of the application for special exception, all

comments are now listed as critical.

Special Exception – Statement of Justification

2. SBWV-2012-0001 has now been approved. All references to the tax map number

and MCPI of the parcel need to be updated. These updates will also need to be

reflected on all sheets of the special exception plat. The new tax map number is

/93//18/////F/ and MCPI 090-48-5691.

3. Section 6-1310 Issues for Consideration (C) –To assist with minimizing any

noise generated with the use, the applicant has stated the ambulance bays will be

located at the northeastern portion of the facility, away from the nearest residential.

This design/layout detail should be a commitment noted on the special exception

plat or included in the conditions of approval for the use.

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SPEX-2012-0018 & ZMOD-2012-0003 Inova Ashburn Healthplex

2

4. Section 6-1310 Issues for Consideration (F) – In response to previous zoning

comments regarding landscaping, the applicant has stated they anticipate providing

additional landscaping at the time of site plan. Any commitments to additional or

“enhanced” landscaping should be done on the special exception plat or within the

conditions of approval, not on a sheet labeled “for illustrative purposes only.”

Modification

5. ZMOD-2012-0003 Section 5-900(A)(9)(b) Setbacks to Roads, from Other

Arterial Roads To mitigate the impact of a reduced parking setback adjacent to

Loudoun County Parkway, the applicant is proposing an “enhanced” buffer along

this roadway. The proposed enhancement is a Type 4 front buffer yard in lieu of

the required Type 3 front buffer yard. The enhanced buffer will provide

approximately 5 additional canopy trees. As canopy trees provide additional

canopy for the site, this type of planting does not offer screening to mitigate the

view of the parking, it is suggested the enhanced buffer include additional shrubs

to help screen the parking.

Special Exception Plan Comments

6. Sheet 1 – Update the title block to remove reference to the Broad Run Election

District as the newly created parcel is within only the Dulles Election District.

7. Sheet 1- General Notes 1 – As previously commented, update the notes to

reference the current tax map and MCPI for the parcel.

8. Sheet 1 – General Notes 10 – As the site has now been subdivided, the parcel

contains no floodplain. Remove this note from the plan.

9. Sheet 2 – As the applicant is electing not to remove Note 5 (previously note 6)

from the sheet, the note should be amended to state adequate outfall will be further

demonstrated and verified at the time of site plan.

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DATE: July 2, 2012





CASE NUMBER: SPEX-2012-0018 ZMOD-2012-0003

LCTM/MCPI: portion of /80///////102/ 029-37-6224

PLAN SUBMISSION NUMBER: 1st Submission


The applicant is applying for a special exception to permit a medical care facility,

outpatient only. The applicant is also proposing a zoning modification to reduce

the parking setback adjacent to Loudoun County Parkway.

The following issues must be addressed for the application to be in conformance

with the requirements of the Revised 1993 Loudoun County Zoning Ordinance.

II. Critical Issues

1. At this time, zoning staff does not identify any issues as critical.

III. Special Exception – Statement of Justification

1. Statement of Justification Sheet 3 – Under the heading of “Transportation

Issues” the applicant has stated in accordance with Section 5-1102(F)(1)(a), Inova

will provided sufficient parking for staff, doctors, patients and patrons. This

referenced section of the zoning ordinance speaks to a parking analysis when a

reduced number of parking spaces is being requested. It is noted the applicant has

based the required number of parking spaces on incorrect zoning ordinance

requirements as further addressed in conjunction with the request for zoning

modification below. Clarify why this ordinance section has been referenced or

remove the reference.

2. Section 6-1310 Issues for Consideration (C) –- The applicant has stated “rescue

squad vehicles and ambulances will limit noise as much as possible.” As the

applicant has acknowledged noise will be generated by the use, address the

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SPEX-2012-0018 & ZMOD-2012-0003 Inova Ashburn Healthplex

2

mitigation of the noise generated from the site such as building/parking layouts

and/or additional landscaping.

3. Section 6-1310 Issues for Consideration (F) - The applicant has stated the

proposed landscaping will attractively screen the use as well as meet the zoning

ordinance. As detailed on the special exception plat (sheet 2), the only buffer yard

required will be the Type 3 front buffer adjacent to Loudoun County Parkway.

The other yards have no required buffer. As stated in Issues for Consideration (C)

above, the applicant should consider additional landscaping to mitigate the impact

of the noise the site will potentially generate.

While Sheet 3 has been labeled as being for illustrative purposes only, several of

the required double landscape islands are shown as having only one (1) canopy

tree instead of the two (2) canopy trees required per Section 5-1413(B)(4).

IV. Modification

1. ZMOD-2012-0003 Section 5-900(A)(9)(b) Setbacks to Roads, from Other

Arterial Roads The applicant has requested modification of the 75’ parking

setback from Loudoun County Parkway to accommodate the parking required by

the square footage proposed. It is noted Sheet 2 lists the parking requirements for

the use of “Hospital” and not medical care facility, outpatient only. Section 5-

1102(B)(4)(c) lists outpatient centers under the medical office umbrella. As such,

parking is at a rate of 4 spaces per 1000 square feet of GFA for up to 30,000

square feet and 3.3 spaces per 1000 square feet of GFA thereafter. Based on the

total square feet of 124,200 GFA, the parking requirement would be 431 parking

spaces and not the 541 proposed. The site is over parking by 110 parking spaces.

The applicant should assess the actual number of parking spaces required and

determine is a modification is necessary.

In addition, the applicant has proposed an “enhanced buffer” along Loudoun

County Parkway to compensate for this reduced setback but has provided no

specifics for what has been enhanced. The only buffer show on the special

exception plat is that which is already required by the zoning ordinance.

V. Special Exception Plan Comments

1. Sheet 2 – Note 5 should be removed as the number of employees is not applicable

when evaluating the required parking for this use.

2. Sheet 2 – Note 6 should be removed as the engineering details of the plan,

including storm water management and BMP, will be evaluated at the time of site

plan.

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County of Loudoun

Office of Transportation Services

MEMORANDUM DATE: September 28, 2012 TO: Stephen Gardner, Project Manager Department of Planning FROM: Aaron T. Zimmerman, PTP, Senior Transportation Planner SUBJECT: SPEX 2012-0018, ZMOD 2012-0003 — Inova Ashburn Healthplex Second Referral

Background

This referral updates the status of comments noted in the first Office of Transportation Services (OTS) referral on these Special Exception (SPEX) and Zoning Modification (ZMOD) applications, dated June 21, 2012. These applications seek approval to allow an outpatient medical care facility in the PD-OP zoning district and to reduce the required parking setback along Loudoun County Parkway (VA Route 607) from 75 feet to 50 feet. The Applicant proposes to construct a total of 124,200 SF of medical office space, of which up to 80,000 SF is proposed as outpatient medical care space on the 8.76-acre property. The property is located in Land Bay F of the approved Loudoun Parkway Center development (ZMAP 1990-0015) on the southern/eastern side of Loudoun County Parkway (VA Route 607), north/east of Barrister Street, and north/west of future Landmark Court. The site will be accessed by two full-movement access drives to future Landmark Court. This update is based on OTS’ review of materials received from the Department of Planning on September 20, 2012, including (1) a referral response letter, dated September 7, 2012; (2) a statement of justification, dated September 7, 2012; and (3) a SPEX plat, prepared by Dewberry, revised through August 31, 2012. Status of Transportation Comments and Recommendations

Staff comments from the first OTS referral (June 21, 2012), as well as the Applicant’s responses (quoted directly from its September 7, 2012 response letter), and comment status are provided below. 1. Initial Staff Comment (First Referral, June 21, 2012): OTS notes that the proposed

124,200 SF healthplex and medical office development would generate 2,055 fewer daily, 127 fewer AM peak hour, and 139 fewer PM peak hour traffic volumes than a by-right 152,695 SF medical office development. In addition, all study intersections will continue to operate at LOS D or better during both AM and PM peak hour periods, consistent with County policy (2010 CTP, Chapter 2, LOS Standards Policy 3). Thus, no improvements

Attachment 1c A-16

SPEX 2012-0018, ZMOD 2012-0003 — Inova Ashburn Healthplex OTS Second Referral Comments

September 28, 2012 Page 2

to the surrounding roadway network, other than the construction of Landmark Court, as shown on the plat, and completion of the existing segment of Barrister Street (i.e., final paving and striping), are necessitated by the proposed development program.

Applicant’s Response (September 7, 2012): Comment noted. Comment Status: Comment addressed.

2. Initial Staff Comment (First Referral, June 21, 2012): Per Appendix 6 of the 2010 CTP,

the Applicant should construct a shared use path (within the ROW or outside the ROW within a public access easement) along the site frontage on Loudoun County Parkway, consistent with the existing bike/ped facilities north of this site. This should also be shown on the plan set. Applicant’s Response (September 7, 2012): The application has been revised to provide a six foot wide sidewalk along Loudoun County Parkway within the existing ROW along the frontage of the property. This sidewalk is a continuation of the existing six foot wide sidewalk along the east side of Loudoun County Parkway to the north of the property. This walkway provides a safe pedestrian connection to adjacent properties. Comment Status: OTS notes that a six-foot sidewalk along the site’s Loudoun County Parkway frontage, consistent with the existing sidewalk constructed along the frontage of the property to the north, has been added to the plat. Comment addressed.

3. Initial Staff Comment (First Referral, June 21, 2012): Per Appendix 6 of the 2010 CTP,

the Applicant should construct a 10-foot shared use path (within the ROW or outside the ROW within a 14-foot public access easement) along the site frontage on Barrister Street. This should also be shown on the plan set.

Applicant’s Response (September 7, 2012): The application has been revised to provide a six foot wide sidewalk along Barrister Street within the ROW. Comment Status: OTS notes that a six-foot wide sidewalk along the site’s Barrister Street frontage has been added to the plat. Comment addressed.

4. Initial Staff Comment (First Referral, June 21, 2012): Per the 2003 Bike & Ped Plan (Chapter 4, Walkways & Sidewalks Policy 2a), all local/secondary roads are planned to have sidewalks constructed on both sides. The Applicant should construct a 6-foot wide sidewalk along the site frontage on Landmark Court. This should also be shown on the plan set.

Applicant’s Response (September 7, 2012): The application has been revised to provide a five foot wide sidewalk along the west side of Landmark Court within the ROW.

A-17

SPEX 2012-0018, ZMOD 2012-0003 — Inova Ashburn Healthplex OTS Second Referral Comments

September 28, 2012 Page 3

Comment Status: OTS notes that a five-foot wide sidewalk along the site’s Landmark Court frontage has been added to the plat. Comment addressed.

Conclusion

OTS has no objection to the approval of these applications. cc: Dale Castellow, Assistant Director, OTS Lou Mosurak, Senior Coordinator, OTS

A-18

DEPARTMENT OF TRANSPORTATION

4975 Alliance Drive Fairfax, VA 22030

November 9, 2012

Mr. Stephen Gardner

County of Loudoun

Department of Planning MSC#62

1 Harrison Street, S.E.

P.O. Box 7000

Leesburg, Virginia 20177-7000

Re: Inova Ashburn Healthplex

Loudoun County Application Numbers ZMOD 2012-0003 and SPEX 2012-0018

Dear Mr. Gardner:

We have reviewed the above application as requested in your September 9, 2012 transmittal

(received September 25, 2012). We have no objection to approval of this application.

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

Sincerely,

Thomas B. VanPoole, P.E.

Area Land Use Engineer

bcc: Imad Salous, P.E.

GREGORY A. WHIRLEY COMMISSIONER

WHIRLEY COMMISSIONER

Attachment 1d A-31

Teamwork * Integrity * Professionalism * Service

Loudoun County, Virginia

Department of Fire, Rescue and Emergency Management

803 Sycolin Road, Suite 104 Leesburg, VA 20175

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

Memorandum

To: Stephen Gardner, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: September 26, 2012 Subject: Inova Ashburn Healthplex, Second Referral SPEX 2012-0018

Thank you for the opportunity to review the applicant’s response to the first referral comments. The Fire and Rescue planning Staff has no further comments. If you have any questions or need additional information, please contact me at 703-777-0333.

C: Project file

Attachment 1e A-32

Teamwork * Integrity * Professionalism * Service

Loudoun County, Virginia

Department of Fire, Rescue and Emergency Management

803 Sycolin Road, Suite 104 Leesburg, VA 20175

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

Memorandum

To: Stephen Gardner, Project Manager From: Maria Figueroa Taylor, Fire-Rescue Planner Date: June 20, 2012 Subject: Inova Ashburn Healthplex SPEX 2012-0018

Thank you for the opportunity to review the above captioned applications. The Fire and Rescue Planning Staff has no comments. The Fire-Rescue GIS and Mapping coordinator offered the following information regarding estimated response times:

PIN

Project name

Moorefield, Station 23

Travel Time

090-38-7633

Inova Ashburn Healthplex

2 minutes, 20 seconds

Travel times are determined using ESRI GIS network analyst along the county’s street centerline with distance and speed limit being the criteria. Travel time is reported in minutes and seconds. For the approximate response time two minutes is added for turnout time.

Project name

Approximate Response Time for Moorefield, Station 23


4 minutes, 20 seconds

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

C: Project file

A-33

COUNTY OF LOUDOUN PARKS, RECREATION AND COMMUNITY SERVICES

REFERRAL MEMORANDUM

To: Stephen Gardner, Project Manager, Planning Department (MSC #62)

From: Mark A. Novak, Chief Park Planner, Facilities Planning and Development (MSC #78)

CC: Diane Ryburn, Director

Steve Torpy, Assistant Director

James Potter, Acting Chairman, PROS Board, Algonkian District

Kristen Reed, PROS Board, Dulles District

Charles McKinney, PROS Board, Broad Run District

Derek Irelan, PROS Board, Open Space Member

Kenneth B. Scott, PROS Board, Open Space Member

Date: September 25, 2012

Subject: Inova Ashburn Healthplex 2nd Submission

Election District: Dulles (134.2 ac)

Broad Run (3.0 ac) Sub Planning Area: Ashburn

MCPI # 090-38-7633

BACKGROUND:

Inova Health Care Services, proposes a Special Exception application to build a multi-phased Healthplex in the business park known as Loudoun Parkway Center which is in proximity of the Dulles Greenway, !nova plans for this Healthplex to serve the health care needs of the residents of eastern Loudoun County and is proposed to be approximately a total of 124,200 square feet, including up to 80,000 SF of outpatient medical care uses, Phase 1 will consist of a two-story building encompassing 52,200 square feet and Phase 2 will consist of a four-story building encompassing 72,000 square feet. The Healthplex will be located on approximately 8,76 acres known as Land Bay F within Loudoun Parkway Center, at the northeast intersection of Loudoun County Parkway and Barrister Street. The property is approximately one-quarter mile from the Dulles Greenway (Rt. 267) and within proximity of the communities of Ashburn Village, Brambleton, and Broadlands in eastern Loudoun County, The property is zoned PD-OP and is subject to the proffers of ZMAP 1990·0015, Loudoun Parkway Center. The Special Exception application is proposed for "Medical Care Facility, Out-patient" (Section 4-304 (E)) as permitted under the PD-OP Zoning District of the Revised 1993 Loudoun County Zoning Ordinance.

Attachment 1f A-34

Inova Ashburn Healthplex 2

nd Submission

ZMOD 2012-0003, SPEX 2012-0018 September 25, 2012 Page 2 of 2

LOCATION MAP

COMMENTS/CONCLUSION:

The Department of Parks, Recreation and Community Services (PRCS) has reviewed the Applicant’s responses dated September 7, 2012 to referral comments dated June 18, 2012, the revised statement of justification dated September 7, 2012, and the revised special exception plat dated August 31, 2012. As previously stated PRCS would not be in objection to approval of the application as presented. If you have any questions or concerns regarding these comments, please do not hesitate to contact me at 703-737-8992 or [email protected].

SITE

Sterling Blvd.

Rt. 486

SITE

Dulles Greenway

(Rt. 267)

Washington Dulles

International

Airport

Mercure Business

Park

Association

TAB l Associates

LLC ET AL

Moorefield Station (PRCS

Proffered Facilities)

Loudoun Valley

Estates

Lyndora

Park

A-35

mailto:[email protected]

COUNTY OF LOUDOUN PARKS, RECREATION AND COMMUNITY SERVICES

REFERRAL MEMORANDUM

To: Stephen Gardner, Project Manager, Planning Department (MSC #62)

From: Mark A. Novak, Chief Park Planner, Facilities Planning and Development (MSC #78)

CC: Diane Ryburn, Director

Steve Torpy, Assistant Director

James Potter, Acting Chairman, PROS Board, Algonkian District

Kristen Reed, PROS Board, Dulles District

Charles McKinney, PROS Board, Broad Run District

Derek Irelan, PROS Board, Open Space Member

Kenneth B. Scott, PROS Board, Open Space Member

Date: June 18, 2012

Subject: Inova Ashburn Healthplex

Election District: Dulles (134.2 ac)

Broad Run (3.0 ac) Sub Planning Area: Ashburn

MCPI # 090-38-7633

BACKGROUND:

!nova Health Care Services, proposes a Special Exception application to build a multi-phased Healthplex in the business park known as Loudoun Parkway Center which is in proximity of the Dulles Greenway, !nova plans for this Healthplex to serve the health care needs of the residents of eastern Loudoun County and is proposed to be approximately a total of 124,200 square feet, including up to 80,000 SF of outpatient medical care uses, Phase 1 will consist of a two-story building encompassing 52,200 square feet and Phase 2 will consist of a four-story building encompassing 72,000 square feet. The Healthplex will be located on approximately 8,76 acres known as Land Bay F within Loudoun Parkway Center, at the northeast intersection of Loudoun County Parkway and Barrister Street. The property is approximately one-quarter mile from the Dulles Greenway (Rt. 267) and within proximity of the communities of Ashburn Village, Brambleton, and Broadlands in eastern Loudoun County, The property is zoned PD-OP and is subject to the proffers of ZMAP 1990·0015, Loudoun Parkway Center. The Special Exception application is proposed for "Medical Care Facility, Out-patient" (Section 4-304 (E)) as permitted under the PD-OP Zoning District of the Revised 1993 Loudoun County Zoning Ordinance.

A-36

Inova Ashburn Healthplex ZMOD 2012-0003, SPEX 2012-0018 June 18, 2012 Page 2 of 2

LOCATION MAP

COMMENTS/CONCLUSION:

PRCS has reviewed the referenced application and would not be in objection to approval of the application as presented. If you have any questions or concerns regarding these comments, please do not hesitate to contact me at 703-737-8992 or [email protected].

SITE

Sterling Blvd.

Rt. 486

SITE

Dulles Greenway

(Rt. 267)

Washington Dulles

International

Airport

Mercure Business

Park

Association

TAB l Associates

LLC ET AL

Moorefield Station (PRCS

Proffered Facilities)

Loudoun Valley

Estates

Lyndora

Park

A-37

mailto:[email protected]

October 12, 2012 Mr. Stephen Gardner Department of Planning 1 Harrison Street, S.E. P.O. Box 7000 Leesburg, VA 20177-7000 Re: SPEX – 2012-0018 & ZMOD-2012-0003; INOVA Ashburn Healthplex Dear Mr. Gardner: Loudoun Water has reviewed the referenced 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 sanitary sewer service would be contingent upon the developer’s compliance with the Authority’s Statement of Policy; Rates, Rules and Regulations; and Design Standards. Should you have any questions, please contact me. Sincerely,

Julie Atwell Engineering Administrative Specialist

Attachment 1g A-38

Attachment 2 A-40

STATEMENT OF JUSTIFICATION (REVISED)

ZONING MODIFICATION FOR PARKING SETBACK

ZMOD 2012-0003

INOVA ASHBURN HEALTHPLEX

PIN #090-48-5691

8.76± Acres

January 21, 2013

Introduction

Inova Health Care Services, Contract Purchaser and Applicant (hereinafter the

“Applicant”), proposes to build a multi-phased Healthplex in the business park known as

Loudoun Parkway Center. The project is tentatively named the "Inova Ashburn Healthplex".

Inova plans for this Healthplex to serve the health care needs of the residents of eastern Loudoun

County and is proposed to be approximately 124,200 square feet, including both outpatient

medical care and medical office uses. Phase 1 will consist of a two-story building encompassing

52,200 square feet and Phase 2 will consist of a four-story building encompassing 72,000 square

feet. Only a Zoning Modification (ZMOD) is necessary to build this important health care

facility.

The Healthplex will be located on Loudoun County Parcel Map PIN#090-48-5691 at the

intersection of Barrister Street and Loudoun County Parkway. The parcel is part of Land Bay F

within Loudoun Parkway Center and contains approximately 8.76 acres. The property is

approximately one-quarter mile from the Dulles Greenway (Rt. 267) and within proximity of the

communities of Ashburn Village, Brambleton, and Broadlands in eastern Loudoun County. The

property is zoned PD-OP and is subject to the proffers of ZMAP 1990-0015, Loudoun Parkway

Center.

The ZMOD application is proposed to modify Section 5-900(A)(9)(b) of the Revised

1993 Loudoun County Zoning Ordinance to change the required parking setback from 75 feet to

50 feet along the Loudoun County Parkway frontage.

The Inova Healthplex will include a variety of health care uses including, but not limited

to, an emergency department, out-patient radiology, medical offices for doctors, and other such

health care related uses. These uses all require significant parking to meet the ever growing

healthcare needs of the Loudoun County residents that the Healthplex serves.

Attachment 3 A-57


ZMOD 2012-0003

Statement of Justification

Page 2 of 2

Proposed Zoning Modification and Justification

As stated, the Applicant is requesting a modification of Section 5-900 (A) (9) (b) of the

Revised 1993 Loudoun County Zoning Ordinance to reduce the required 75 foot parking setback

to 50 feet that will allow the Applicant more flexibility in designing the parking area for the

Healthplex and allows the Applicant to provide additional area between the building and the

parking area for landscaping required by Loudoun Parkway Center design guidelines.

The Applicant proposes to provide a Type 4 Buffer Yard within the 50 foot parking

setback along Loudoun County Parkway to compensate for the reduced setback which will

provide a more appealing streetscape along the Loudoun County Parkway and thus meets the

public purpose of the zoning modification request.

Conclusion

The proposed Inova Ashburn Healthplex will need sufficient parking to meet the needs of

the patrons of the facility and increased landscaping area between the building and the parking

area to meet the Loudoun Parkway Center design guidelines; thus, a ZMOD is required to allow

this parking to be constructed within the required 75 foot parking setback.

L0209729.DOC

A-58

Attachment 4 A-59