BOARD OF SUPERVISORS PUBLIC HEARING...1999-0008. A total of age-restricted 2,278 dwelling units were...

DEPARTMENT OF PLANNING Date of Hearing January 9, 2013 STAFF REPORT

BOARD OF SUPERVISORS PUBLIC HEARING

SUBJECT: SPEX 2012-0028 & SPEX 2012-0030 Ashleigh at Lansdowne

ELECTION DISTRICT: Ashburn CRITICAL ACTION DATE: January 15, 2013 STAFF CONTACTS: Ginny Rowen, Project Manager, Department of Planning Julie Pastor, AICP, Director, Department of Planning APPLICANT: Michael Banzhaf, Esquire Reed Smith (Representative for Retirement Unlimited, Inc.)

PURPOSE: Request for a Special Exception to permit a memory care facility and a Special Exception to permit an assisted living facility in a PD-AAAR (Planned Development–Active Adult Age Restricted) zoning district under the Revised 1993 Zoning Ordinance.

RECOMMENDATIONS: At the December 19, 2012 public hearing, the Planning Commission voted 9-0 to forward the applications to the Board of Supervisors with a recommendation of approval including the Conditions of Approval dated December 3, 2012 and based on the Findings in the Staff Report. Staff supports the applications including the Conditions of Approval dated December 3, 2012 and the Findings in the Staff Report. The Conditions have been reviewed and approved to final form and the applicant agrees with the recommended Conditions.

CONTENTS OF THIS STAFF REPORT Section Page Section Page Section Page

Motions 2 Policy Analysis 7 Utilities 12 Application Information 3 Land Use 7 Public Safety 12 Planning Commission Review & Findings

4 Compatibility 8 Zoning 12

Context 4 Environmental 10 Conditions 13 Proposal 6 Transportation 10 Attachments 15 Outstanding Issues 7 Economic Development 12

# 3

Item #3, SPEX 2012-0028 & SPEX 2012-0030, Ashleigh at Lansdowne Board of Supervisors Public Hearing

January 9, 2013

MOTIONS: 1. I move that the Board of Supervisors forward SPEX 2012-0028 and SPEX 2012-0030,

Ashleigh at Lansdowne, to the February 6, 2013 Board Business Meeting for action. (Staff notes that a timeline extension from the applicant will be necessary for this option.)

OR

2a. I move that the Board of Supervisors suspend the rules.

AND 2b. I move that the Board of Supervisors approve SPEX 2012-0028 and SPEX 2012-

0030, Ashleigh at Lansdowne, including the Conditions of Approval dated December 3, 2012 and the Findings contained in the January 9, 2013 Staff Report.

OR 3. I move an alternate motion.


January 9, 2013

I. APPLICATION INFORMATION APPLICANT Retirement Unlimited, Inc. Curtis E. Davis III, COO/Secretary/Treasurer PO Box 29600 Roanoke, VA. 24018

REPRESENTATIVE Reed Smith LLP Michael Banzhaf, Esquire 3110 Fairview Park Drive #1400 Falls Church, VA 22042 703-641-4319 [email protected]

REQUESTS Retirement Unlimited, Inc. of Roanoke, Virginia, has submitted applications for special exceptions to permit a memory care facility and an assisted living facility in the PD-AAAR (Planned Development-Active Adult/Age Restricted) zoning district. The property is also located partially within the FOD (Floodplain Overlay District). This application is subject to the Revised 1993 Zoning Ordinance and the proposed uses are listed as Special Exception uses under Section 4-1305(A) and 4-1305(C), respectively. The area of the proposed special exceptions is an approximately 5.3-acre portion of an approximately 39.38 acre parcel that is located on the north side of Woodridge Parkway (Route 2403) and on the east side, and east, of Slatestone Court, at 44219 Slatestone Court, Leesburg, Virginia. PARCEL

PIN # Tax Map # Address Application Acres 055-25-7127 /62///8/////3/ Leesburg, VA SPEX 2012-0028

SPEX 2012-0030 5.3

ACCEPTANCE DATE July 16, 2012

LOCATION North side of Woodridge Parkway and east of Slatestone Court

ZONING ORDINANCE Revised 1993 Zoning Ordinance

EXISTING ZONING PD-AAAR (Planned Development-Active Adult-Age-Restricted)

POLICY AREA Suburban Policy Area (Ashburn Community)

PLANNED LAND USE Keynote Employment


January 9, 2013

II. PLANNING COMMISSION REVIEW AND FINDINGS The Planning Commission held a public hearing on these applications on December 19, 2012. No one from the public spoke regarding the proposal. The Planning Commission voted 9-0 to forward the applications to the Board of Supervisors with a recommendation of approval subject to the Conditions of Approval dated December 3, 2012, and based on the following Findings: FINDINGS

1. Although not in strict conformance with the Keynote Employment policies, the proposed memory care facilities and assisted living facilities are proposed within an existing PD-AAAR zoning district.

2. The proposal has been designed to exhibit the highest quality site and building design as anticipated by Revised General Plan policies.

3. The proposal incorporates higher density age-restricted development. Keynote Employment policies support higher density development.

4. There is an existing paved pedestrian connection along the property frontage.

5. The proposal generates fewer total vehicular trips than the equivalent number of age-restricted housing units.

6. The proposal, as conditioned, is in accordance with the Revised 1993 Zoning Ordinance.

III. CONTEXT Location/Site Access – The subject site is located on the north side of Woodridge Parkway, east of Slatestone Court within the Lansdowne development. A single right in/right out vehicular access point is proposed to accommodate site access off Woodridge Parkway. Existing Conditions – The 5.3 acre site is undeveloped. The property includes extensive mature forest cover within the areas proposed for development. The applicant has identified two tree conservation areas where the existing vegetation will be retained. The first conservation area is proposed along the southern property line (adjacent to Woodridge Parkway) and the second area is proposed along the western property line (adjacent to the American Roentgen Ray Society property.


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Vicinity Map

Directions: From Leesburg, travel east on Route 7 to the Lansdowne Boulevard interchange. Proceed north on Lansdowne Boulevard. Make a right onto Woodridge Parkway and proceed east to the subject property on the left. The subject site is past Slatestone Court and is located east of the American Roentgen Ray Society site. Surrounding Properties – North- The area to the north of the subject site is undeveloped land that is zoned PD-AAAR. The County is currently reviewing a by-right subdivision (SBPL 2012-0009) for the development of 120 single family attached units to the north and east of the subject site. South- The area to the south of the subject site (across Woodridge Parkway) is developed with offices. The area is zoned PD-OP (Planned Development-Office Park). East- The area to the east of the subject site is undeveloped land that is zoned PD-AAAR. The County is currently reviewing a by-right subdivision (SBPL 2012-0009) for the development of 120 single family attached units to the north and east of the subject site.


January 9, 2013

West- The area to the west of the subject site is developed with an office and associated surface parking. IV. PROPOSAL

The applicant is requesting the following Special Exceptions:

1. SPEX 2012-0028 – To permit a memory care facility in a PD-AAAR zoning district.

2. SPEX 2012-0030 – To permit an assisted living facility in a PD-AAAR zoning district. Retirement Unlimited, Inc. is requesting two special exceptions (SPEX) to permit a 91 unit assisted living and 24 unit memory care facility (total of 115 units). The Special Exception requests are proposed on a 5.3 acre portion of the remaining 39.3 acre undeveloped portion of the Leisure World at Lansdowne community. Ashleigh at Lansdowne will operate independently from Leisure World with separate dining, recreational, and personal services for the residents. A separate vehicular entrance to the proposed facilities will be located off Woodridge Parkway. The Special Exception Plat is depicted on the next page. Leisure World was approved pursuant to ZMAP 1994-0001 and ZMAP 1999-0011/ZCPA 1999-0008. A total of 2,278 age-restricted dwelling units were approved and approximately 1,100 units in the western portion of Leisure World have been constructed to date. The property is currently zoned PD-AAAR (Planned Development-Active Adult/Age Restricted) and is governed under the provisions of the Revised 1993 Zoning Ordinance. Lansdowne is a 2,267 acre mixed-use development that was approved for the development of 3,461 conventional residential units and 2,278 age-restricted residential units, office uses, open space and recreational uses, retail commercial uses, a full-service hotel and conference center, a regional hospital and associated doctor’s offices, and a mixed-use town center located adjacent to Belmont Ridge Road and Route 7.


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SITE LAYOUT V. OUTSTANDING ISSUES There are no outstanding issues identified by staff. The Conditions of Approval have been approved to final form and the applicant agrees with the recommended Conditions. VI. POLICY ANALYSIS Criteria for Approval - Section 6-1310 of the Revised 1993 Zoning Ordinance states that when considering a special exception application, the Planning Commission shall give reasonable consideration to twenty factors. These criteria for approval are organized below by category, followed by Staff’s analysis. A. LAND USE ZO §6-1310 (A) Whether the proposed special exception is consistent with the Comprehensive Plan. (I) Whether the proposed special exception at the specified location will contribute to or promote the welfare or convenience of the public.


January 9, 2013

Analysis – The property is located in the Ashburn Community of the Suburban Policy Area and is governed by the Revised General Plan and the Revised Countywide Transportation Plan (CTP). The policies of the Loudoun County Bicycle and Pedestrian Mobility Master Plan (Bike/Ped Plan) also apply. The Revised General Plan identifies the subject site as Keynote Employment. The Board of Supervisors adopted Retirement Housing policies to the Revised General Plan on October 28, 2005, which applies to the Special Exception requests. The County promotes a wide variety of housing options including assisted living facilities to cater to diverse interests and to offer seniors a variety of housing choices. Plan policies encourage a balance among the different retirement housing types such as active adult, independent living units, congregate living, assisted living facilities and skilled nursing facilities in an effort to meet the continuing needs of retirement age populations and offer seniors a variety of housing choices. The Revised General Plan states that continuing care retirement communities should be encouraged near commercial and retail centers within towns, along main streets, near or at town and urban centers and transit stations, and near the commercial cores within larger master planned communities, to ensure senior residents the benefits of safe and convenient access to the amenities and services typically available in such pedestrian oriented, mixed-use environments. According to the Revised General Plan, densities for retirement housing projects can range between 8 dwelling units per acre in planned residential areas to 30 dwelling units per acre in planned high density and business areas. The proposal is requesting a total of 115 units on 5.3 acres at a density of approximately 22 units per acre. This density is below the maximum recommended density for high density and business areas and would be compatible with the residential densities in the nearby Leisure World community. While the subject site is designated as Keynote Employment, the proximity of the Lansdowne Town Center (approximately one mile to the southwest) is appropriate for the proposed assisted living and memory care facility. The subject site is proposed to the south and east of the Leisure World active adult age-restricted community which would allow seniors to relocate to these facilities, if it becomes necessary in the future. In accordance with the Statement of Justification, staff has included a Condition of Approval that will require the provision of certain amenities and services at the proposed facility.

B. COMPATIBILITY ZO §6-1310 (C) Whether the level and impact of any noise emanating from the site, including that generated by the proposed use, negatively impacts the uses in the immediate area. (D) Whether the glare or light that may be generated by the proposed use negatively impacts uses in the immediate area. (E) Whether the proposed use is compatible with other existing or proposed uses in the neighborhood, and adjacent parcels. (F) Whether sufficient existing or proposed landscaping, screening and buffering on the site and in the neighborhood to adequately screen surrounding uses. (S) Any anticipated odors which may be generated by the uses on site, and which may negatively impact adjacent uses.


January 9, 2013

Analysis – There are no outstanding compatibility issues identified by staff. The proposal includes a total of 115 units (91 assisted living and 24 memory care units). Approximately 20 studio units, 41 one-bedroom units, and 30 two bedroom units are proposed in a three-story component at the front and western side of the site. Twenty-four (24) memory care units, which will consist of studio apartments, will be located behind the assisted living area within the single-story component along the eastern boundary. The following illustrative drawings depict the proposed building elevations for the site.

PROPOSED BUILDING ELEVATIONS No noise or odors are anticipated from the proposed facilities. A Condition of Approval has been recommended that will require lights to be directed inward and downward away from adjacent roads and properties. The proposed facilities are compatible with the existing / proposed development pattern which consists of high density, age-restricted units, office uses, and proposed single-family attached units. Extensive tree conservation areas are proposed in front of the facilities along Woodridge Parkway and along the western boundary adjacent to existing offices. A ten foot wide buffer consisting of Type 1 buffer plantings (consisting of 1 canopy tree and 4 understory trees per 100 linear feet) are proposed along the eastern side and rear of the property.


January 9, 2013

Table 2 shows how the applicant has addressed compatibility issues with agreed upon Conditions.

C. ENVIRONMENTAL ZO §6-1310 (G) Whether the proposed special exception will result in the preservation of any topographic or physical, natural, scenic, archaeological or historic feature of significant importance. (H) Whether the proposed special exception will damage existing animal habitat, vegetation, water quality (including groundwater) or air quality. (M) The effect of the proposed special exception on groundwater supply. (N) Whether the proposed use will affect the structural capacity of the soils. Analysis – There are no outstanding environmental issues identified by staff. The applicant is proposing to retain two large areas of existing trees on the site. The first area is located along the front of the property adjacent to Woodridge Parkway. The second tree conservation area is proposed along the western boundary of the property adjacent to an existing office building. In the initial community planning comments, staff requested information regarding the proposed stormwater management plans for the site. The applicant has provided additional information on sheet 4 of the Special Exception Plat. A permanent stormwater management pond is proposed to the east of the Special Exception site as depicted on the Plat. A Phase 1 Archeological Study was conducted for the site. No historic, archeological, or grave sites were identified on the property. The subject site will be served by public water and sewer services. No concerns have been raised regarding the groundwater supply or the structural capacity of the soils.

D. TRANSPORTATION ZO §6-1310 (J) Whether the traffic expected to be generated by the proposed use will be adequately and safely served by roads, pedestrian connections and other transportation services. (O) Whether the proposed use will negatively impact orderly and safe road development and transportation. (T) Whether the proposed special exception uses sufficient measure to mitigate the impact of construction traffic on existing neighborhoods and school areas.

Table 2. Compatibility Resolved Issues/Non-Issues

Condition

Screening/Noise-The applicant shall locate and screen all mechanical equipment to reduce noise and visual impacts through the use of landscaping, architectural walls, berms, etc.

6 & 10

New Plantings-The applicant shall provide a Type 1 buffer along the eastern side and rear of the property.

Plat

Exterior Lighting-The applicant shall install lighting that is directed downward and inward that is fully cutoff and shielded to limit light trespass onto adjacent properties and roads.

9

Outdoor Court Yards-The applicant shall provide a minimum of three outdoor court yards as depicted on the plat.

Plat


January 9, 2013

Analysis – No outstanding transportation issues have been identified by staff. The site is located on the north side of Woodridge Parkway east of Slatestone Court. Access to the property will be provided via an existing right-in/right-out site entrance onto Woodridge Parkway. Roadways serving the site are described below. Descriptions for planned conditions of Countywide Transportation Plan (CTP) roads are taken from the 2010 CTP. Descriptions of planned bicycle and pedestrian facilities on CTP roads are taken from the 2010 CTP and the 2003 Bicycle & Pedestrian Mobility Plan (Bike/ Ped Plan). Woodridge Parkway is a four-lane divided local/secondary road and as such is not a part of the 2010 CTP network. It functions as a collector road within Lansdowne, connecting Lansdowne Boulevard and Riverside Parkway. This portion of the road is not yet in the VDOT secondary road system for maintenance. According to 2010 VDOT estimates, this segment of Woodridge Parkway carries approximately 3,800 vehicles per day. Woodridge Parkway is not referenced in the 2003 Bike & Ped Plan. In accordance with Plan policies, all local/secondary roads are intended to have sidewalks on both sides of the road. Currently, there is a paved shared use path along the north side of Woodridge Parkway across the property frontage. The Trip Generation Memo submitted by the Applicant (dated April 26, 2012) compared trips generated by 115 active adult age-restricted units, permitted by right today, with the trips that would be generated by the applications for 140 beds in an assisted living facility and memory care facility. The proposed assisted living with memory care facility generates approximately 17 fewer average daily trips and 23 more peak hour trips than the approved active adult age-restricted housing. In the Statement of Justification, the applicant noted that a bus shelter will be installed to facilitate public transportation once transit service is available in the area. In addition, the applicant is also planning on providing a shuttle bus service for residents to local shopping and services. Staff has included a Condition of Approval to install a bus shelter and to provide a shuttle service for residents. Table 5 summarizes the transportation and/or pedestrian issues that Staff examined and resolved through agreed upon Conditions.

Table 5. Transportation - Resolved Issues Condition Sidewalk-There is an existing paved multi-use trail located along the property frontage

Plat

Install Bus Shelter-The applicant’s Statement of Justification notes that a bus shelter shall be provided on the site once public transit services are available in the area. Staff has provided a Condition of Approval to this effect.

7

Shuttle Bus Service – A Condition of Approval has been recommended that will require the applicant to provide a shuttle bus service to local shopping and services in the area.

8


January 9, 2013

E. ECONOMIC DEVELOPMENT ZO §6-1310 (P) Whether the proposed special exception use will provide desirable employment and enlarge the tax base by encouraging economic development activities consistent with the Comprehensive Plan. (Q) Whether the proposed special exception considers the needs of agriculture, industry, and businesses in future growth. Analysis – The development of a memory care facility and assisted living facility will provide a safe environment for residents needing a certain level of care. The facilities will be located in an existing active adult age-restricted area within Lansdowne. Employment opportunities will be available for a number of different positions such as facility administrators, office workers, caregivers, medical personnel, etc. F. UTILITIES ZO §6-1310 (R) Whether adequate on and off-site infrastructure is available. Analysis – There are no outstanding issues identified by staff. The subject site will be served by public water and sewer facilities. There are adequate roads to accommodate the proposal. The proposed memory care facilities and assisted living facilities will generate slightly fewer overall trips (17) and slightly more peak hour trips (23) on the surrounding roadway. There is adequate on and off-site infrastructure to accommodate the proposed uses. G. PUBLIC SAFETY ZO §6-1310 (B) Whether the proposed special exception will adequately provide for safety from fire hazards and have effective measures of fire control. (K) Whether, in the case of existing structures proposed to be converted to uses requiring a special exception, the structures meet all code requirements of Loudoun County.

Analysis – There are no outstanding issues identified by staff. The applicant will be required to provide safety measures in accordance with the Building Code. The Lansdowne Fire and Rescue Companies are identified as the first responder to the property. Per the adopted Board Fire and Rescue Policy, all applicants are requested to provide a one-time contribution of $0.10 per gross square foot to be distributed to the primary volunteer fire and rescue agencies, escalated annually from the base year when the policy was adopted (1988). The applicant has agreed to provide the one-time voluntary contribution to the fire department in the amount of $0.10 per square foot of development. VII. ZONING ANALYSIS

The Special Exception applications requested by the applicant are to permit: 1.) A memory care facility pursuant to Section 4-1305(C) of the Revised 1993 Zoning

Ordinance. 2.) An assisted living facility pursuant to Section 4-1305(A) of the Revised 1993 Zoning

Ordinance.


January 9, 2013

Both of the proposed uses are listed as Special Exception uses within a PD-AAAR (Planned Development – Active Adult Age-Restricted) zoning district. In accordance with Zoning Administration comments, staff has recommended a Condition of Approval that will require the approval and recordation of a boundary line adjustment or subdivision application prior to approval of a site plan for this development. A Condition has also been included that incorporates the two tree conservation areas as depicted on the Special Exception Plat. The remaining zoning comments were limited to minor administrative revisions to the Special Exception Plat. The applicant has addressed all of these items, and no further zoning issues remain.

VIII. CONDITIONS OF APPROVAL dated December 3, 2012

1. Substantial Conformance: The development of the Special Exception uses, memory care facility (nursing home) and assisted living facility in the PD-AAAR (Planned Development – Active-Adult/Age-Restricted) zoning district administered under the Revised 1993 Zoning Ordinance (“Zoning Ordinance”), shall be in substantial conformance with Sheets 1, 3 and 4 of 4 (the “Special Exception Plat”) of the plan set entitled “SPECIAL EXCEPTION PLAT SPEX 2012-0028 & 2012-0030 ASHLEIGH AT LANSDOWNE” dated April 20, 2012, revised through October 5, 2012, prepared by christopher consultants (the “Plans”), and incorporated herein by reference, and the Zoning Ordinance. Approval of this application for an approximately 5.29-acre portion of Tax Map Number /62///8/////3/ (PIN# 055-25-7127) (the “Property”) shall not relieve the Applicant or the owners of the Property 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 1994-0001 Lansdowne and ZMAP 1999-0011 / ZCPA 1999-0008 Leisure World, and the approval of these Special Exceptions shall not relieve the Property of the obligations to comply with said Proffers.

2. Amenities and Services: The Applicant shall provide the following

amenities and services on-site: a central dining room, a private dining room, living rooms, meeting rooms, rehabilitation / wellness gym, beauty / barber shop, doctor examination room, café, library, chapel, recreational / activity rooms, whirlpool / spa, and landscaped court yards. Additional amenities may also be provided. As part of the application for the first zoning permit for a Special Exception use on the Property, the Applicant shall provide floor plan drawings demonstrating that the amenities and services listed herein shall be provided prior to approval of the first occupancy permit.

3. Outdoor Court Yards: The Applicant shall provide a minimum of three (3)

outdoor court yards, as depicted as Open Space and Sidewalks on Sheet 3 of the Special Exception Plat. The outdoor court yards shall contain both landscaping and hardscaping materials and shall provide seating areas. Prior to site plan approval for the building, the outdoor court yards shall be


January 9, 2013

shown on the site plan. Typical details of the outdoor court yards shall be shown on the site plan and all three of such outdoor court yards will be established prior to approval of the initial occupancy permit for the building.

4. Approval of Boundary Line Adjustment / Subdivision: A boundary line

adjustment or subdivision application to establish the said 5.29-acre portion of the property as a separate lot of record shall be approved and recorded prior to the first site plan approval for the proposed Special Exception uses.

5. Tree Conservation Areas: The Applicant shall retain the existing trees in

the areas depicted as Tree Conservation Areas along the southern and western boundaries of the Property as shown on Sheet 3 of the Special Exception Plat. The Tree Conservation Areas may be cleared of hazard trees and deadfall as approved by the County Urban Forester. The Tree Conservation Areas shall be identified on a landscaping plan, acceptable to the County Urban Forester, prior to site plan approval.

6. Dumpster Screening: All dumpsters shall be located behind (on the

northeast side of) the building and shall be screened from view from off-site properties by evergreen shrubs and a board-on-board fence, or a wall of similar construction as the principal walls of the structure that the dumpster serves. Screening shall be a minimum of 6 feet in height. Details regarding the dumpster screening shall be provided on the site plan prior to approval.

7. Install Public Bus Shelter: As required by the Revised 1993 Zoning

Ordinance, the Applicant shall install a public bus shelter in the general location depicted as “Future Bus Stop Location” on the Special Exception Plat once public transit service becomes available in the area.

8. Shuttle Bus Service: The Applicant shall provide shuttle bus service to and

from local shopping and services for residents. The Applicant shall demonstrate compliance that a shuttle bus service plan is in place and shall list the anticipated destinations prior to zoning permit approval.

9. Exterior Lighting – All exterior lighting installed on the Property shall be full

cutoff and fully shielded light fixtures as defined by the Illuminating Engineering Society of North America (IESNA). Lighting shall be directed inward and downward toward the interior of the Property, away from nearby properties and roadways. The lighting shall be designed in such a manner as to minimize light and glare impacts on the adjacent uses. Lighting details shall be provided on the site plan prior to approval.

A. Any wall-mounted lights shall be shielded to permit only downward light. No pinpoint glare shall be permitted from any lights. Pinpoint glare is defined as glare created when the actual light source (i.e., the bulb) is visible from adjacent roadways or off-site property.


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B. Parking lot and other site lighting fixtures shall be attached to supporting

poles at a 90-degree angle.

10. Mechanical Equipment – All mechanical equipment, including rooftop equipment, shall be screened from view from adjacent parcels. Details regarding screening measures shall be provided on the site plan prior to approval.

Note: Fire and Rescue Contribution – Prior to zoning permit approval, the Applicant shall contribute a one time fire and rescue contribution to the County in the amount of $0.10 per gross square foot of construction. The contribution shall be equally distributed between the servicing fire and rescue companies. The amount of the contribution shall be adjusted annually, from the base year of 1988, and change effective each January 1 thereafter following County approval of these Special Exception Applications, in accordance with changes to the Consumer Price Index for all urban consumers (CPI-U) 1982-1984=100 (not seasonally adjusted), as published by the Bureau of Labor Statistics, U.S. Department of Labor, for the Washington-Baltimore, MD-VA-DC-WV Metropolitan Area.

IX. ATTACHMENTS

Attachment Page 1 Referral Comments

1a Planning, Comprehensive Planning A-1 1b Building and Development, Zoning Administration A-11 1c Office of Transportation Services A-17 1d Virginia Department of Transportation A-25 1e Loudoun Water A-26 1f Fire, Rescue and Emergency Services A-27 2 Reaffirmation of Affidavit A-28 3 Applicant’s Statement of Justification A-48 4 Applicant’s Response to Referral Comments A-59 5 SPEX Plat dated 10/5/12 Follows A-72

*This Staff Report with attachments (file name BOSPH STAFF REPORT 01-09-13.PDF) can be viewed online on the Loudoun Online Land Applications System (LOLA) at www.loudoun.gov. Paper copies are also available in the Department of Planning.

http://www.loudoun.gov/

BOARD OF SUPERVISORS PUBLIC HEARING...1999-0008. A total of age-restricted 2,278 dwelling units were...

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