PLANNING COMMISSION PUBLIC HEARING STAFF REPORT. Philip Friedman, Carderock ARP, LLC

Transcription

1 PLANNING COMMISSION PUBLIC HEARING STAFF REPORT Date of Hearing: October 23, 2018 SUBJECT: ELECTION DISTRICT: ZMOD Ashburn Restaurant Park Sign Plan Broad Run CRITICAL ACTION DATE: December 12, 2018 STAFF CONTACTS: APPLICANT: Michael Stapor, Project Manager, Planning & Zoning Kenny Young, Acting Director, Planning & Zoning Philip Friedman, Carderock ARP, LLC PURPOSE: A request for a Zoning Modification (ZMOD) of the 1972 Loudoun County Zoning Ordinance sign regulations to allow for a new sign plan for the Ashburn Restaurant Park development. RECOMMENDATION: Staff supports the Planning Commission s (Commission) recommendation of approval to the Board of Supervisors (Board) subject to the Conditions of Approval (Conditions) dated October 4, 2018 (Attachment 1), and based on the Findings for Approval (Attachment 2). Staff has worked with the applicant to address all outstanding issues and has concluded that the proposed sign plan is consistent with the policies of the Revised General Plan and the 1972 Loudoun County Zoning Ordinance. The applicant is in agreement with the Conditions. The application is ready for Commission action.

2 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 2 APPLICATION INFORMATION: APPLICANT: Carderock ARP, LLC Philip Friedman pfriedman@caderockinvestments.com PARCELS/ACREAGE: PIN ACCEPTANCE DATE: April 5, 2018 ZONING ORDINANCE: 1972 Loudoun County Zoning Ordinance POLICY AREA: Suburban (Ashburn Community) CONTEXT: REPRESENTATIVE: Bowman Consulting Group Packie Crown, Vice President pcrown@bowmanconsulting.com Acreage LOCATION: 44630, 44640, 44650, 44610, Waxpool Road Ashburn, VA EXISTING ZONING: PD-IP (Planned Development Industrial Park) PLANNED LAND USE: Route 28 Business Location/Site Access The subject property is located in between Loudoun County Parkway (Route 607) and Smith Switch Road (Route 1950) on the north side of Waxpool Road (Route 625). Existing Conditions The parcels are developed as a hotel and the Ashburn Restaurant Park, a cluster of three buildings containing restaurants around a small pedestrian plaza. The properties are surrounded by surface parking lots. One parcel of the subject property runs along the frontage of the developed parcels containing a monument sign for the hotel property, an existing monument sign structure to be updated with this sign plan, a freestanding sign for the Ashburn Restaurant Park, and vegetation. Surrounding Properties The properties to the south are zoned PD-OP (Planned Development Office Park) and are currently being developed. There are various industrial uses within the buildings to the north of the subject property. The adjacent property to the east is developed as a self-storage business. The adjacent property to the west is currently undeveloped. Directions From Leesburg, travel east on Route 7 for seven miles, exit right to Loudoun County Parkway and proceed south for three miles. Turn right onto Waxpool Road, the subject property is on the right and accessed from either of two entrances along the north side of Waxpool Road.

3 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 3 Figure 1. Vicinity Map PROPOSAL: The applicant is proposing a ZMOD for a sign plan under the 1972 Loudoun County Zoning Ordinance to allow for new and updated signage around the Ashburn Restaurant Park Development that provides a consistent theme for signs, permits new sign types, and provides improved directional signage for the complex. The proposal modifies three sections of the 1972 Loudoun County Zoning Ordinance sign regulations: Section Construction Signs This regulation currently allows for only one sign per site advertising contractors and subcontractors. The applicant has requested to modify the regulation to allow one per contractor or subcontractor sign to be removed upon completion of construction. Section (C) Business Signs in Commercial or Industrial Districts, - This regulation in the 1972 Loudoun County Zoning Ordinance currently states that 3 signs with an aggregate area of 100 square feet for any one business use with no signs closer than 25 feet to a street right-of-way line and one additional sign not to exceed 75 square feet or be located closer than 10 feet to any highway right-of-way is permitted for a commercial development. The applicant is requesting to modify this section to allow for signs under this category to include individual tenant signage, an

4 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 4 additional monument sign utilizing an existing structure, directional sign, pedestrian directory, and a vehicular directory sign by expanding this category to meet their signage needs while imposing additional regulations, such as height, that are listed within the 1993 Revised Loudoun County Zoning Ordinance. Table 1. Business Signs in Commercial or Industrial Districts Proposed Regulations Proposed Regulations (PD-IP Business Signs) Aggregate Sign Area Max. # of Signs Max. Area of Any One Sign Max. Height Min. Setback from ROW Additional Regs. Type B1 (Tenant Signs) Type S1 (Sidewalk sign) Type E1 (Vehicular Directory) Type E2 (Pedestrian Directory) Type P1 (Monument) Type D1 (Directional) 100 sf./façade/ Tenant 350 sf. 1/develo pment 140 sf. 2/develo pment 300 sf. 1/develo pment 16 sf. 1/develo pment 6/tenant 80 sf. Combination of various sign types (See Matrix) 1 12 sf. 3 ft. May be double sided 350 sf. 15 ft. 10 ft. 70 sf. 7 ft. 300 sf. 10 ft. 10 ft. 16 sf. 5 ft. 5 ft. Located at change of direction, no advertising, may include logos and double sided.

5 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 5 Figure 2. Proposed Vehicular Directory Signage Figure 3. Proposed Business Signage Section Informational Signs This regulation currently allows for public or quasi-public identification signage up to an area of 6 square feet that are not permitted to be illuminated. The applicant proposes modifying this section to allow for illumination for informational signs not to

6 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 6 exceed 2 square feet that are intended to identify loading areas, restrooms, charging stations, or similar related amenities. Table 2. Proposed Informational Sign Regulation Maximum Area of any one Illumination Sign (sf.) Permitted 6 Not Permitted Proposed 2 Permitted BACKGROUND: The three properties are being developed pursuant to ZMAP Systematics General and SPEX Loudoun Station which approved the properties for flex-office uses. The properties comprise two land condominiums and a thin undeveloped parcel fronting Waxpool Road and are considered one property for the purposes of establishing a Comprehensive Sign Plan for the Ashburn Restaurant Park complex. Although the property is subject to the 1972 Loudoun County Zoning Ordinance, the application is using the standards found in the Revised 1993 Loudoun County Zoning Ordinance in order to meet or exceed the 1972 Loudoun County Zoning Ordinance standards for a sign plan and establish a uniform sign program, permit new sign types, and improve directional signage while being consistent with current sign regulations. Staff has received no comments on Loudoun Online Land Application System (LOLA). The staff reports and associated attachments can be viewed online on the Loudoun Online Land Applications System (LOLA) at search ZMOD OUTSTANDING ISSUES: There are no outstanding issues. The item is ready for Commission action. Staff initially had concerns regarding the number of proposed signs constituting redundancy and had identified technical issues throughout the plan. The applicant addressed staff concerns by correcting technical errors and reducing the amount of signs proposed including the Pedestrian Directory sign marked E2 in the sign plan from 4 surrounding the corners the Restaurant Park to 2 located along the rear of the buildings. POLICY ANALYSIS: Criteria for Approval - Zoning Ordinance Section of the 1972 Zoning Ordinance states that the Board may modify regulations or requirements of the Planned Development districts; to include sign regulations, if they find that actions, designs, or solutions proposed by the applicant, although not literally in accord with the special regulations or general regulations shall satisfy public purposes to at least an equivalent degree. A. Site Identification: Analysis The Entrance (E1), Monument (P1), and Directional (D1) signs, located at the southeast corner, midpoint of the development s frontage onto Waxpool, and entrance to the hotel property

7 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 7 clearly identify the site. The Entrance sign is freestanding, a maximum of 350 square feet, a maximum 15 ft. for height and contains a directory of tenants scaled for automobile traffic along Waxpool Road. The Monument sign utilizes an existing background structure that is a maximum area of 300 sf. and 10 ft. high facing south onto Waxpool Road. The Directional sign is pedestrian scaled, allowing only a maximum area of 16 ft. and height of 5 ft. and will identify the site for automobiles accessing the development through the hotel entrance located on the western side of the property. B. Compatibility: Analysis The proposed sign plan provides a unified theme for the development through the use of common brown and white colors and a new Ashburn Eats logo typeface to be used across entrance signage. The signs are compatible with similar signage in other commercial developments across the County. C. Environmental: Analysis There are no outstanding environmental issues. The applicant has committed to utilizing interior backlighting or ground mounted lights that are shielded and directed to limit light onto adjacent roads and properties. They are also committing to incorporate energy efficient measures including solar panels, LED lighting, and automatic on-off features. ZONING ANALYSIS: The proposed modifications to Section 523 of the 1972 Loudoun County Zoning Ordinance, which specifies regulations for the maximum size, location, lighting, mounting, and maintenance of business and informational signage, are found to satisfy all ordinance requirements as set forth in Section The actions, designs, or solutions proposed in the comprehensive sign plan, although not literally in accord with these special regulations or general regulations, satisfy public purposes to at least an equivalent degree. ZONING MODIFICATIONS: Refer to the Statement of Justification (Attachment 4) for the applicant s justification for the following zoning modifications: Zoning Ordinance Section (C) Business Signs in Commercial or Industrial Districts, in any commercial or industrial districts there shall be permitted on any one lot 3 such signs with respect to any one business use, no one of which shall exceed 100 square feet in the case of an industrial district provided they are setback no closer than 25 feet to a street right-of-way line. One sign not to exceed 75 square feet shall be permitted for a shopping center, Table 3. Zoning Modifications Proposed Modification The applicant is expanding this definition to incorporate up to 6 building mounted signs per business tenant not exceeding 80 sf, a 350 sf. vehicular directory sign, a 300 sf. monument sign utilizing an existing structure, 2 pedestrian directory signs of 140 sf. at the rear of the development, and a directional sign of 16 sf. at the entrance of the hotel property.

8 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 8 commercial development, or industrial park, in addition to the sign permitted above. No such sign shall be closer to any highway right-of-way than 10 feet Informational Signs, of a public or quasi-public nature identifying or locating a town, planned community, hospital, community center, public building or historic place situated in Loudoun County, Virginia, and also signs identifying or locating a school, college, YMCA, YWCA, church or similar place of worship, board of trade, service club, soil conservation activity, 4-H Club, Isaac Walton League, Chamber of Commerce, or similar public or quasi-public activity for religious, civic, educational or cultural purpose, and signs drawing attention to public parking lots, rest rooms, or other public conveniences relating to such places or activities. Such signs shall not exceed an area of 6 square feet, shall not be illuminated, shall contain no advertising matter, and shall be set back not less than 5 feet from the fronting highway right-ofway Construction Signs, erected and maintained on the site of a structure during the period of construction to announce only the nature of the structure and/or the name or names of the owner, contractor, architect, landscape architect, or engineer. There shall be permitted only one such sign upon one site for each contractor or subcontractor. Such signs shall not exceed an area of 12 square feet, each shall not be set back not less than 10 feet from the fronting Allow for lighting and placement of up to 10 informational signs no greater than 2 square feet in area and containing no advertising, but including logos of the development or businesses within the development. Signs are intended to identify restrooms, loading areas, parking lots, or charging stations. Allow for one sign per contractor to be removed upon completion of construction. Signs may not impede visibility at intersections. Signs may be up to 32 sf. with a max height of 8 ft. highway right-of-way. Staff supports the Commission s recommendation of approval of the requested modifications to the PD-IP zoning district development standards. The sign plan provides signs that are more in keeping with current standards under Section (E)(1) of the 1993 Revised Loudoun County Zoning Ordinance. The current ordinance provides a sign matrix that lists by-right parameters for various signs. Sign plans may be proposed with alternate regulations for

9 ZMOD , Ashburn Restaurant Park Sign Plan Planning Commission Public Hearing October 23, 2018 Page 9 permitted signs. Staff assessed the plan and determined it successfully meets the following criteria: (E)(1)(a) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. (b) Clearly identify places of business or communities, while avoiding unnecessary redundancy. (c) Demonstrate compatibility with and be subordinate to the structures and land uses referenced by the sign. (f) Provide a sufficient number of graphic messages or displays without creating competing demands for visual attention. (d) Address impacts to the night sky. (e) Incorporate energy efficient measures, where possible. DRAFT MOTIONS: 1. I move that the Planning Commission forward ZMOD , Ashburn Restaurant Park Sign Plan, to the Board of Supervisors with a recommendation of approval, subject to the Conditions of Approval dated October 4, 2018 (Attachment 1) and based on the Findings for Approval (Attachment 2) in the October 23, 2018 Planning Commission Public Hearing Staff Report. OR 2. I move that the Planning Commission forward ZMOD , Ashburn Restaurant Park Sign Plan, to a Planning Commission Work Session for further discussion. OR 3. I move an alternate motion. ATTACHMENTS: 1. Conditions of Approval (October 4, 2018) 2. Findings for Approval 3. Sign Development Plan (September 10, 2018) 4. Statement of Justification 5. Review Agency Comments 6. Response to Referral Comments

10 CONDITIONS OF APPROVAL ASHBURN RESTAURANT PARK SIGN PLAN ZMOD October 4, Substantial Conformance. Pursuant to this Zoning Modification (ZMOD , Ashburn Restaurant Park Sign Plan), the sign and sign standards (size, height, number, colors, material, etc.) for the signs placed on the Subject Property, as defined below, shall be in substantial conformance with pages 1 through 13 of the plan entitled Ashburn Restaurant Park Sign Plan dated September 13, 2018 (the Sign Development Plan ). Approval of this application for PINs: , , (the Subject Property ) shall not relieve the applicant or the owners of the Subject Property, their successors, or parties developing the Subject Property, from the obligation to comply with and conform to any other 1972 Loudoun County Zoning Ordinance (the Zoning Ordinance ), Codified Ordinance, or applicable regulatory requirement not modified hereby. This approval applies only to the modification of sign standards as modified in the Sign Development Plan and/or in these conditions for signs that are otherwise permitted and is not intended to approve the use or placement of signs that are not permitted under Section 523 of the Zoning Ordinance. The modifications approved herein supersede the provisions of the Zoning Ordinance regarding such modified standards and shall apply to the signs identified in the Sign Development Plan. In the event of a conflict between the approved Sign Development Plan and the Zoning Ordinance, other than with respect to the specific modifications of standards approved in this application, the provisions of the Zoning Ordinance shall apply. 2. Sign and Landscaping Maintenance. Individual signs and associated landscaping materials shall be maintained in good condition and good health in order to provide complete sign visibility and legibility, to sustain the life of the planted materials, and to prevent obstruction of sight distance. 3. Lighting. Lighting used to illuminate signs identified with the Sign Development Plan shall be designed and installed to adhere to the following standards: a. Energy efficient lighting, such as LED (light emitting diodes) or equivalent, shall be utilized where feasible for all exterior sign lighting. b. No animated, neon, moving, or flashing lights shall be permitted. c. Lighting for signs shall be directed toward the sign face and all of the lighting fixtures shall be shielded so as not to spill upward or reflect or cast light or glare onto adjacent properties or roads. d. Lighting for signs shall be used only from dusk until dawn or during times of decreased daytime visibility due to weather. 1 Attachment 1

11 FINDINGS FOR APPROVAL ZMOD Ashburn Restaurant Park Sign Plan 1. The signage proposed for the Ashburn Restaurant Park development is generally consistent with policies of the Revised General Plan. 2. The sign plan establishes coordinated and unified signage to assist patrons of the Ashburn Restaurant Park development. 3. The sign plan generally conforms to the requirements of the 1972 Zoning Ordinance. Attachment 2

12 Ashburn Restaurant Park Sign Plan Loudoun County, Virginia March 2018 Revised September 13, 2018 ZMOD Attachment 3

13 Table of Contents Introduction and General Notes...3 Vicinity Map...4 Sign Location Map...5 Ashburn Eats Logo...6 Business Signs in PD-IP: Development Sign: Entrance Sign (Vehicular Directory): Type E1...7 Business Signs in PD-IP: Development Sign: Entrance Sign (Pedestrian Directory): Type E2...8 Business Signs in PD-IP: Sidewalk Sign: Type S1...8 Business Signs in PD-IP: Type B1...9 Business Signs in PD-IP: Development Sign: Monument: Type P Business Signs in PD-IP: Development Sign: Directional Sign: Type D Informational Sign: Type I Construction Sign: Type C Sign Matrix...13 Ashburn Restaurant Park - Sign Plan 2

14 Introduction & General Notes Introduction: Ashburn Restaurant Park ( ARP ) is a dining center which features space for multiple restaurants and is located north of Waxpool Road between Gresham Drive and Loudoun County Parkway. This Sign Development Plan (SIDP) includes signs that will be used to improve wayfinding and convenience for the traveling public. The Property is currently zoned PD-IP under the 1972 Loudoun County Zoning Ordinance. This SIDP will be used to permit new, quality sign designs to ensure a successful restaurant development in Ashburn. The signs presented in the following SIDP will be used to enhance visual communication to motorists and pedestrians alike. Larger signs are shown along Waxpool Road due to the high-speed nature of the major collector road and smaller signs are placed strategically in high foot traffic areas throughout the development. With the close proximity to two hotels, the Ashburn Restaurant Park serves not only the needs of the Loudoun Community, but visitors to the area. Often times the first impression a guest receives of Loudoun is the Ashburn Restaurant Park. This SIDP will help to enhance and bring in new, more modern design to a high traffic area. The typography, form, color, and materials of ARP identification signs will remain consistent in order to capitalize on the existing character, landscape, and hardscape features of the Ashburn Restaurant Park. Signs located in the 30 landscape easement of the common area of ARP shall be subject to the prior written approval of the Ashburn Restaurant Park Unit Owners Association. Individual tenant signs may contain tenant branding. Sign standards have been established in this SIDP along with illustrations, details, and sign locations. The approved SIDP will help to recreate the Ashburn Restaurant Park identity and aide in pedestrian and vehicular circulation to simplify access throughout the site. 3. New signs located in the common area of ARP shall be subject to the prior written approval of the Ashburn Restaurant Park Unit Owners Association as to size, shape, color, material, design, wording, and location. 4. Signs depicted in Ashburn Restaurant Park Sign Development Plan show the maximum size of signs. Though the actual size may be smaller, all signs are subject to final design and engineering and may be modified provided they are determined by the Zoning Administrator to be in substantial conformance with the approved SIDP. 5. All signs shall comply with all applicable building code requirements. 6. All signs shall comply with the applicable requirements of the Zoning Ordinance pertaining to visibility and clearance at intersections (refer to Section 512 of the 1972 Zoning Ordinance). 7. Notwithstanding the number of signs shown in this Sign Development Plan, the Applicant shall have no obligation to construct and install every sign shown. 8. Unless modified by this Sign Development Plan, Section 523 of the 1972 Zoning Ordinance shall apply to signs at the Ashburn Restaurant Park. 9. Unless specified, signs at ARP may contain tenant logo, typography, branding, or any related sign information within the sign area. 10. Signs will utilize interior backlighting or ground mounted lights that will be shielded and directed to limit light trespass on adjacent roads and property. 11. Signs may include energy efficient measures where possible including solar panels, LED lighting, automatic on/off features, or other energy efficient means of illuminating signs. Amendments to Sign Plan Minor revisions and adjustments, consistent with the type and design of the signs included in this application, may be submitted to the County for review and approval. General notes: 1. All future signs to be constructed and installed at the Ashburn Restaurant Park shall be consistent with the design standards contained within this SIDP. 2. All signs approved shall obtain sign permits to ensure conformance with this sign plan. 3 Ashburn Restaurant Park - Sign Plan

15 LEGEND - AREA SUBJECT TO SIGN PLAN (LAND CONDO) Ashburn Restaurant Park Ashburn Restaurant Park Loudoun County Pkwy KEY MAP Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO, USGS NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, M Esri China (Hong Kong), swisstopo, MapmyIndia, OpenStreetMap contribut and the GIS User Community Feet Vicinity Map Ashburn Restaurant Park - Sign Plan 4

16 - PIN: LEGEND E1 - PIN: PIN: Waxpool Road -Route 625 E2 P1 E2 D1 Sign Location Map 5 Ashburn Restaurant Park - Sign Plan

17 Ashburn Eats Logo & Color Palette C: = 5% M: = 6% Y: = 7% K: = 0% C: = 41% M: = 64% Y: = 60% K: = 86% Ashburn Restaurant Park - Sign Plan 6

18 Sign Details Business Signs in PD-IP: Development Sign: Entrance Sign (Vehicular Directory): Type E1 Regulations: Description: Maximum area of sign: 350 SF Total aggregate sign area: 350 SF Setback from ROW: 10 FT Freestanding Maximum height: 15 FT Illumination: Backlighting and channel lighting. Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. E1 Double sided tenant entry sign. Option #1: Ashburn eats text at top is cut and painted aluminum mounted to sign at base of each letter Option #2: Text panel back lit/ channel lit letters that sit on a cream/off white backer panel. Wood structure / architectural feature supports Ashburn Eats text. Brick veneer support beams (2) on each side (to match existing brick on site). Tenant panels may be combined or reconfigured. UPDATED MONUMENT SIGN IDEAS OPTION NOTES: DOUBLE S 15 ASHBURN IS CUT AN MOUNTE LETTER (R OPPOSITE WOOD ST AL FEATU EATS TEX 19 tenant name / logo 11 8 tenant name / logo tenant name / logo BRICK VEN ON EACH BRICK ON TENANT P RECONFIG tenant name / logo tenant name / logo tenant name / logo tenant name / logo tenant name / logo tenant name / logo TEXT / LO BACK LIT/ THAT SIT BACKER P Max Entrance Sign max. sign area double sided sign Max. 12 ASHBURN RESTAURANT PARK SIGNAGE DESIGN DEC 14, 2 7 Ashburn Restaurant Park - Sign Plan

19 Sign Details Business Signs in PD-IP: Development Sign: Entrance Sign (Pedestrian Directory): Type E2 Regulations: Max. number of signs: 2 Max. Area of Sign: 70 SF Setback from back of curb: 5 FT Freestanding Maximum height: 7 FT Illumination: Backlighting and uplighting Description: May include tenant listings and/or tenant locations. May include project logo, images, and graphics. May be double sided. Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. Business Signs in PD-IP: Sidewalk Sign: Type S1 Regulations: Maximum number of signs: 1/ Tenant Maximum area of sign: 12 SF Maximum height of sign: 3 FT Signs shall be located on the sidewalk in front of and reasonably proximate to the entrance of the business to which the sign pertains. A minimum 4-foot width of unobstructed space for passers-by shall be maintained on the sidewalk in front of the business. May be double sided. Illumination: None Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, vinyl, and chalk board. 5 MAX. Tenant / Logo 35 SF MAX. Tenant / Logo Tenant / Logo 7 MAX. 6 SF MAX. 3 MAX. Tenant / Logo SIDEWALK SIGN Max. 5 TYPE: E2 Max. 7 Pedestrian Directory max. sign area - double sided sign Ashburn Restaurant Park - Sign Plan 8

20 Sign Details Business Signs in PD-IP: Type B1 Regulations: Maximum aggregate: 100 SF/Facade/Tenant Maximum number of signs: 6/Tenant Maximum area of any one sign: 80 SF Signs per facade: 3/Tenant Building Mounted Illumination: Yes Description: Sign types on building facades may include any combination of Building Mounted Signs, Awning, Projecting Blade, and Canopy Signs. Projecting signs may be double sided. Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. 80 SF MAX. Example #1: Building Mounted + Awning + Projecting = 100 SF 80 SF 15 SF 5 SF Example #2: Building Mounted + Awning + Projecting = 100 SF 60 SF 30 SF 10 SF 15 SF Awning 5 SF Projecting TYPE B1 9 Ashburn Restaurant Park - Sign Plan

21 Sign Details Business Signs in PD-IP: Development Sign: Monument: Type P1 Regulations: Maximum area of sign: 300 SF* Maximum area of sign panel: 25 SF Setback from ROW: 10 FT Freestanding Maximum height: 10 FT Illumination: YES. See L.E.D. CNL. LTR. Section (Typ) - Remote detail to right for internal illumination example. May use ground mounted and/or internal illumination. A B D 5" E F G H J L.E.D. CNL. LTR. SECTION (TYP) - REMOTE * ALL ELECTRICAL COMPONENTS UL LISTED A. B. C. D. E. F. G. H. J..063 ALUM. PTD. MATHEWS BRUSHED ALUMINUM ROUTED AND BACK UP LOGO / COPY TO MATCH LOGO WHITE L.E.D.'s WEEP HOLES AS REQ'D BLDG. FACADE: PRECAST 3/8" BOLTS & DBL. EXP. ANCHORS - EMBEDDED 5 WIRING IN LIQUITITE TO ELEC. CIRCUIT REMOTE POWER SOURCE IN METAL BOX ALUM. CHANNEL LTR. BACK 18 NTS Description: Routed and push-through illuminated box sign letters and logo. Brown background. 9-8 Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. Planter Area ±140 SF Max Max N OTES: ROUTED AND PUSH -THROUGH ILLUMIN ATED B OX SIGN LETTERS/ LOGO PAINTED BR O WN 7 4 W x 1 1 H = 7.9 SF *Maximum sign area includes the background and planting bed of the existing structure. This is an existing monument sign on the Property. SIGN AREA Ashburn Restaurant Park - Sign Plan 10

22 Sign Details Business Signs in PD-IP: Development Sign: Directional Sign: Type D1 Regulations: Maximum area of sign: 16 SF Setback from Back of Curb: 5 FT Freestanding Maximum height: 5 FT Illumination: Yes. Ground-mounted and/or internal illumination. Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. Description: Entry sign. Option #1: Ashburn eats text at top is cut and painted aluminum mounted to sign at base of each letter (reads backwards from opposite direction). Cream or off white panel with arrow and reflective brown text that reads Restaurants. Fork is same material/color as Ashburn Eats text. Option #2: Sign may be double sided text panel back lit/ channel lit letters that sit on a cream/off white backer panel. Brick veneer base (to match existing brick on site) Sign area 11 Ashburn Restaurant Park - Sign Plan

23 Sign Details Informational Sign: Type I1 Regulations: Maximum number of signs: 10 signs identifying locations such as restrooms, loading areas, parking lots, charging stations, etc. Maximum area of any one sign: 2 SF Freestanding or Building Mounted Setback from back of curb: 5 FT Maximum height: 5 FT Illumination: Backlight or uplighting Description: Informational signs shall not contain specific tenant names, user names, or advertising, but may include the development name and/or logo. Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. Construction Signs: Type C1 Regulations: Maximum number of signs: 1 per contractor or subcontractor Maximum area of any one sign: 32 SF Freestanding Setback from ROW: 10 FT Maximum height: 8 FT Illumination: None Description: Signs must be properly secured and not impede visibility at intersections pursuant to Section 512 of the 1972 Zoning Ordinance. Construction signs may include the names of the owner, contractor, subcontractors, architect, landscape architect, or engineer. Signs/contractor signs must be removed upon completion of construction. Materials: Sign materials may include, but are not limited to aluminum, glass, precast concrete, natural stone, cultured stone, metals, acrylic, wood, ecoresins, and vinyl. 2 SF MAX. 5 MAX. 32 SF MAX. 8 MAX. TYPE C1 TYPE: I1 Ashburn Restaurant Park - Sign Plan 12

24 Sign Category Total Aggregate Sign Area Max. Number of Signs Max. Area of Any One Sign Ground Mounted Sign Bonus Multiplier Ashburn Restaurant Park - ZMOD Comparison Sign Matrix March Revised September 13, Zoning Ordinance - Article 5 Ground Mounted Background Structure Max. Area of Any One Sign Bonus Multiplier Max. Area of Background Structure Max. Height of Background Structure Illumination Permitted Min. Setback From R.O.W. Min. Setback From Back of Curb Type Permitted Max. Height Additional Requirements Sign Matrix 1972 ZONING ORDINANCE INFORMATIONAL SIGNS Proposed Ashburn Restaurant Park Requirements Informational Sign: Type I1 Regulation: Of a public or quasi-public nature identifying or locating a town, planned community, hospital, community center, public building or historic place situated in Loudoun County, Virginia, and also signs identifying or locating a school, college, YMCA, YWCA, church or similar place of worship, board of trade, service club, soil conservation activity, 4-H Club, Isaac Walton League, Chamber of Commerce, or similar public or quasipublic activity for religious, civic, educational or cultural purpose, and signs drawing attention to public parking lots, rest rooms or other public conveniences relating to such places or activities. Such signs shall not exceed an area of 6 square feet, shall not be illuminated, shall contain no advertising matter, and shall be set back not less than 5 feet from the fronting highway right-of way. Nothing contained herein shall be construed to limit the effect of regulations applicable to government signs or historical markers. 10 signs to identify locations such as restrooms, loading areas, parking lots, charging stations, etc. 2 SF Backlight or uplighting 5 FT Freestanding Building Mounted 5 FT Signs shall contain no advertising, but may include the names and/or logos associated with the business or development ZONING ORDINANCE CONSTRUCTION SIGNS Regulation: Erected and maintained on the site of a structure during the period of construction to announce only the nature of the structure and/or the name or names of the owner, contractor, architect, landscape architect, or engineer. There shall be permitted only one such sign upon one site for each contractor or sub-contractor. Such signs shall not exceed an area of 12 square feet, each shall not be illuminated: and shall be set back not less than 10 feet from the fronting highway right-of-way. Proposed Ashburn Restaurant Park Requirements Construction Signs: Type C1 1 per contractor or subcontractor 32 SF None 10 FT Freestanding 8 FT Signs must be properly secured and not impede visibility at intersections pursuant to Section 512 of the 1972 Zoning Ordinance. Signs/contractor signs related to construction must be removed upon completion of construction ZONING ORDINANCE c BUSINESS SIGNS Regulation: In any commercial or industrial districts there shall be permitted on any one lot 3 such signs with respect to any one business use, no one of which shall exceed an area of 30 square feet in the case of a C-1 or PD-CH district, and 60 square feet in the case of a PD-SC and any industrial district, and the aggregate area of which shall not exceed 60 square feet in the case of a C-1 or PD-CH district or 100 square feet in the case of an PD-SC and any industrial district provided they are set back from the fronting highway right-of-way not less than 10 feet and provided that in a PD-IP and PD-AI district no sign shall be closer than 25 feet to a street right-of-way line. One sign not to exceed 75 square feet shall be permitted for a shopping center, commercial development, or industrial park; in addition to sign permitted above. No such sign shall be closer to any highway right-of-way than 10 feet. 13 Proposed Ashburn Restaurant Park Requirements Business Signs in PD-IP: Type B1 100SF/Façade/ Tenant 6/Tenant 80 SF Yes Building Mounted Sign types may include any combination of Building Mounted Signs, Awning, Projecting Blade, Canopy Signs, and umbrella signs. Projecting signs may be double sided. Business Signs in PD-IP: Type S1 1/Tenant 12 SF None Freestanding 3 FT Sign may be double sided. Business Signs in PD-IP: Development Sign: Entrance Sign (Vehicular Directory): Type E1 350 SF 1/Development 350 SF Yes 10 FT Freestanding 15 FT Ashburn Restaurant Park - Sign Plan Business Signs in PD-IP: Development Sign: Entrance Sign (Pedestrian Directory): Type E2 Business Signs in PD-IP: Development Sign (Monument): Type P1 Business Signs in PD-IP: Development Sign Directional Sign: Type D1 140 SF 2/Development 70 SF Yes 5 FT Freestanding 7 FT 300 SF 1/Development 300 SF Yes 10 FT Freestanding 10 FT 16 SF 1/Development 16 SF Yes 5 FT Freestanding 5 FT Signs shall be located only where there is a change in direction and shall contain no advertising, but may include the names and/or logos associated with the business or development. May be double sided. SIDP Matrix - 1

25 Ashburn Restaurant Park Sign Plan Statement of Justification for a Sign Development Plan PD-IP (1972 Zoning Ordinance) ZMOD March 2018 Revised July 2018 INTRODUCTION Carderock ARP, LLC ( Carderock ARP and the Applicant ), a Virginia Limited Liability Company is the owner of Land Unit 2 ( Land Unit 2 ) of the Ashburn Corporate Center Land Condominium (the Land Condominium ). Land Unit 2 is identified in the Loudoun County Land Records as MCPI: The Unit Owners Association of Ashburn Corporate Center Land Condominium is the owner of a common area parcel of land (the Common Area ) within the Land Condominium identified as MCPI: BPG Hotel Partners VII, LLC is the owner of a parcel of land immediately west of Land Unit 2 and the Common Area and is identified in the Loudoun County Land Records as MCPI: (the Hotel Property ). OWNERSHIP MAP Attachment 4

26 Ashburn Restaurant Park Sign Plan Statement of Justification ZMOD March 2018 Revised July 2018 Page 2 of 5 Land Unit 2 contains approximately 5.8 acres of land improved with a project commonly referred to as the Ashburn Restaurant Park ( ARP ), which includes three (3) restaurant buildings. The Common Area comprises approximately 1.23 acres which includes an existing, unused, monument sign and a tenant entrance sign along the Waxpool Road frontage of ARP. The Common Area is encumbered by multiple easements, including a 30-foot wide easement for landscaping and related purposes. Land Unit 2, the Common Area and the Hotel Property, when combined, comprise the Property which is the subject of this Sign Development Plan/ 72 ZMOD (the SIDP ). Any new sign proposed to be located within the 30 landscape easement shall be subject to prior written approval of the Unit Owners Association as to size, shape, color, material, design, text, and location. ARP, is a restaurant center with three buildings housing multiple popular restaurants in the Ashburn area. It has become apparent to the Applicant and the tenants of ARP that in order to promote the center and the restaurants within the center, a SIDP is needed to provide appropriate signage. PROPOSAL The Property is zoned PD-IP, is located in the Route 28 Highway Improvements Tax District and the Broad Run Magisterial District. The Property is governed by the regulations set forth in the 1972 Loudoun County Zoning Ordinance. Section of the 1972 Loudoun County Zoning Ordinance permits modifications of sign regulations in the PD districts if the Board finds that the actions, designs, or solutions proposed by the Applicant, although not literally in accord with the regulations, satisfy the public purpose at least to an equivalent degree. The requested SIDP will meet or exceed the provisions of the 1972 Zoning Ordinance sign regulations by: (1) Providing a uniform sign theme/program that permits easy identification of ARP; (2) Removing existing signs that currently confuse and distract drivers on Waxpool Road; (3) Permitting modern sign options that will help attract and retain tenants to ARP; (4) Providing improved directional signage to assist patron wayfinding and safety; and (5) Establish a sign plan that is consistent with the updated sign regulations of the Revised 1993 Zoning Ordinance. Therefore, this SIDP is submitted pursuant to the procedures outlined in Section E.1 of the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ).

27 Ashburn Restaurant Park Sign Plan Statement of Justification ZMOD March 2018 Revised July 2018 Page 3 of 5 (A) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. ARP is located on Waxpool Road, a high volume major collector road (Countywide Transportation Plan, Page A1-41). The design speed for this segment of Waxpool Road is 50 MPH and the posted speed limit is 45 MPHCurrently,one entrance sign is located at the eastern entrance to ARP. Motorists have trouble seeing tenant names/project names on the existing sign. Permitting one larger entrance sign with branding for Ashburn Restaurant Park will allow motorists toidentify the restaurant park and tenants in ARP, instead of having to take their eyes completely off of the road to see the tenant signage mounted on the restaurant buildings. The existing entrance sign along Waxpool Road that currently lists the tenants of ARP will be removed concurrent with installation of the new entrance sign. The buildings at ARP are organized around a central plaza that incorporates bench seating and lights to encourage pedestrian activity; however, there are no signs that invite pedestrians into the plaza area. Entrance signs are proposed to be located at four pedestrian entrances to ARP thereby allowing patrons to more easily access the restaurants and use the plaza area. Informational Signs are proposed to inform motorists that there is additional parking at the rear of the Property. The rear parking lot is rarely used, mainly due to lack of signage directing motorists to the parking spaces. The Applicant has also proposed to place one (1) Directional Sign (see Sheet 16 of the sign plan) at the southeastern quadrant of the intersection of Ashburn Corporate Center and the parking surfaces which separate the Hotel Property from Land Unit 2. The proposed Directional Sign will assist motorists to navigate the interparcel vehicular connection between the Hotel Property and Land Unit 2. The proposed Directional Sign is the only sign within the SIDP that is proposed to be placed on the Hotel Property. (B) Clearly identify places of business or communities, while avoiding unnecessary redundancy. ARP previously installed a monument sign that has since been determined to exceed the sign area permitted by the 1972 Zoning Ordinance. The sign fronts onto Waxpool Road, but is not currently used. The Applicant proposes to utilize the existing sign as

28 Ashburn Restaurant Park Sign Plan Statement of Justification ZMOD March 2018 Revised July 2018 Page 4 of 5 a Project Identification Sign pursuant to the sign regulations of the Revised 1993 Zoning Ordinance. This sign will allow motorists, bicyclists, and pedestrians to identify ARP. Although the background structure (including the landscape area) of the existing monument sign results in a larger sign, the size is justified due to the high speeds of motorists traveling along Waxpool Road. Within the Restaurant Park, the proposed SIDP provides visual guidance to patrons by use of free standing site signage and building signage. Size, type, and quantity standards are provided for the sign types in the proposed SIDP to further avoid unnecessary redundancy. (C) Demonstrate compatibility with, and be subordinate to, the structures and land uses referenced by the sign. As stated above, size, type, and quantity of signs will be regulated by the proposed SIDP. Further compatibility will be achieved by using the color palette associated with the proposed SIDP. (D) Address impacts to the night sky. Signs will utilize interior backlighting or ground mounted lights that will be shielded and directed to limit light trespass on adjacent roads and property. (E) Incorporate energy efficient measures where possible. The Applicant will incorporate energy efficient measures to limit energy use. These measures may include the use of solar panels, LED lighting, automatic on/off features, or other energy efficient means of illuminating signs. (F) Provide a sufficient number of graphic messages or displays without creating competing demands for visual attention. The proposed SIDP provides for a unified and cohesive plan of signs for motorists, pedestrians, and bicyclists. Visual attention is directed towards the primary uses of the site the restaurants. Other signs proposed in the SIDP (entrance signs, informational signs, etc.) aide in wayfinding and occupancy assistance for patrons.

29 Ashburn Restaurant Park Sign Plan Statement of Justification ZMOD March 2018 Revised July 2018 Page 5 of 5 CONCLUSION The SIDP for ARP proposes a variety of signs types that will enhance the visual appeal of the Property and attract guests into the center through newer and more exciting signage. If approved, the proposed SIDP will enhance the overall design quality of the project and bring the signs more into conformance with the sign standards of the Revised 1993 Zoning Ordinance. ARP has been a go-to place for residents of Loudoun and those who visit Loudoun from out of town. Approval of the proposed SIDP will allow the Applicant to update existing signs and incorporate new signs. As the surrounding area has further developed and Waxpool Road has been widened and become more heavily traveled, the need to update ARP signage to provide better and safer visibility of its signs has become of paramount importance. Accordingly, the Applicant respectfully requests a favorable recommendation of the proposed SIDP by Loudoun County Staff, the Planning Commission, and final approval of the Loudoun Board of Supervisors.

30 From: To: Cc: Subject: Date: Attachments: McConnell, Kate Stapor, Michael Mohn, Christopher RE: 3rd Ref Ashburn Restaurant Park Tuesday, August 21, :05:28 PM image001.png Hi Michael, I went through the 3 rd submission of the sign plan and have the following comments: 1. Pages 7 and 8 and matrix: The Applicant does not need to retain the area of the tenant signs for the proposed directory signs. This is up to the Applicant, but by including the maximum area/tenant sign in the sign plan, they will be limited to these areas when they apply for permits. 2. Page 9: The Applicant cannot specify that the size of an awning sign will only be around the letters. If the awning has a graphic or design that is used to attract attention or is part of the tenant s logo, then it would be counted toward the area of the sign in accordance with the definition for Sign - Area of which cannot be modified. Therefore, the note stipulating Measured around sign letters not entire awning should be removed. 3. Pages 10 and 11: Staff questions the maximum area of each of these proposed signs as follows: a. Page 10: Using the dimensions provided, the maximum area for the Type P1 Sign would be 150 sf; however, the maximum area listed is 275 sf. In particular, staff notes this is an existing sign so it is unclear how the maximum permitted dimensions could be 125 sf greater than the existing area. b. Page 11: Using the dimensions provided, the maximum area for the Type D1 Sign (if provided as a double sided sign) would be approximately 16 sf; however, the maximum area listed is 35 sf. What is the need for the additional sign area, especially considering the sign design and dimensions are provided? I do not need to see the sign plan again provided these comments are addressed, but I will look at it if you would like me to. Please also let me know if you have any additional questions. Kate Kate A. McConnell, AICP, CZA Senior Planner, Zoning Administration Loudoun County Department of Planning & Zoning 1 Harrison Street, S.E., 3 rd Floor Leesburg, Virginia [Main] [Direct] Visit Us on the Web: Attachment 5A

31 From: Genovese, Marie A. To: Stapor, Michael Cc: Galindo, Daniel; Torrible, Christina Subject: Ashburn Restaurant Park Sign Plan - 3rd Submssion Date: Tuesday, September 11, :41:49 AM Attachments: image002.png Michael, I have reviewed the applicant s response to Community Planning s August 7, 2018 second referral comments and find that all comments have been adequately addressed. Thank you, Marie Marie Genovese, AICP Department of Planning & Zoning 1 Harrison Street SE, PO Box 7000 Leesburg VA (703) Visit us on the web: In keeping with the Virginia Freedom of Information Act (FOIA), s and all attachments may be released to others upon request for inspection and copying without prior notification. Attachment 5B

32 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING ADMINISTRATION REFERRAL DATE: August 7, 2018 TO: FROM: CC: Michael Stapor, Project Manager, Land Use Review Kate A. McConnell, AICP, Senior Planner, Zoning Administration Chris Mohn, AICP, Deputy Zoning Administrator CASE NUMBER & NAME: ZMOD , Ashburn Restaurant Park Sign Plan, 2 nd Referral PARCEL IDENTIFICATION NUMBER (PIN) TAX MAP NUMBER /79//66////CE/ /79//66///LU2/ /79//66///LU1/ Staff reviewed the referenced application materials to include the Applicant Response Letter dated July 2018, the Statement of Justification (SOJ) dated March 2018 and revised July 2018, and the Ashburn Restaurant Park Sign Plan dated March 2018, revised July 2018, and prepared by Bowman Consulting. The Applicant is requesting approval of a zoning modification (ZMOD) pursuant to Section of the 1972 Loudoun County Zoning Ordinance (1972 Zoning Ordinance) to modify the applicable provisions of Section 523 of the 1972 Zoning Ordinance to implement a Comprehensive Sign Plan. The parcels referenced above comprise two land condos and a common element and are considered as one property for the purposes of this Comprehensive Sign Plan. General Comments 1. New Comment. Staff recommends the Applicant include a statement in the General Notes on Page 3 of the Sign Plan similar to the response to Section (E)(1)(d) on Page 4 of the SOJ regarding the use of interior backlighting or ground mounted lights that will be shielded and directed to limit light trespass onto adjacent roads and property. Alternatively, Staff recommends a Condition of Approval similarly addressing lighting impacts. 2. New Comment. Staff recommends the Applicant include a statement in the General Notes on Page 3 of the Sign Plan similar to the response to Section (E)(1)(e) on Page 4 of the SOJ regarding the use of energy efficient measures. Technical Comments 3. New Comment. Sign Location Map, Page 4. Please identify the area subject to the sign Attachment 5D

33 ZMOD , Ashburn Restaurant Park Sign Plan 2 nd Referral Comments August 7, 2018 Page 2 plan. Please also include a legend that corresponds to the three land condominium parcels depicted on the map, identifying them as land condominiums and including the associated PINs. 4. Initial Comment. Sign Plan and Matrix. In general, please remove references to permitting a double-sided sign throughout the Comprehensive Sign Plan and matrix. The 1972 Zoning Ordinance definition of the area of a sign states in part, In the case of a sign where lettering appears back to back, that is, on opposite sides of the sign, the aggregate area of both sides shall be considered that of only one face. It is unnecessary to restate the definition in the Comprehensive Sign Plan. Response. Comment acknowledged. References to double-sided signs have been removed. Additional Comment. Zoning Staff has been advised that the area of a double sided sign under the 1972 Zoning Ordinance is calculated by adding the area of both sides of the sign. The method to measure the area of a sign is included as a definition in the zoning ordinance and may not be modified. Therefore, please revise the area for all proposed double sided signs so that it includes the total area of both sides of a double sided sign and identify which signs will be double sided in the sign plan. Staff apologizes for the previous inconsistent comment. 5. Initial Comment. Sign Plan, Introduction and General Notes, Page 3. The intent of the first sentence in the Amendments to Sign Plan section is unclear, particularly the reference to the Architectural Review Board. Any amendments to the Comprehensive Sign Plan would need to be reviewed and approved by Loudoun County, which is adequately stated in the second sentence. Please revise this section for clarity. Response. The sentence has been revised for clarity. Additional Comment. The intent of the Amendments to Sign Plan section on page 3 of the Sign Plan remains unclear and seems to be unnecessary. Any additional regulations or modifications to a sign plan would require legislative review, as the ZMOD approval would be only for the signs included in the approved sign plan. The Applicant may submit another legislative application request to modify the approved sign plan, but this does not need to be stated in the approved sign plan. Please revise the Amendments to Sign Plan section for clarity of intent or remove. 6. Initial Comment. Sign Plan, De Minimis Signs, Page 13. The proposed De Minimis signs should be categorized as a Business Sign in PD-IP. Informational signs are for public and quasi-public uses, unless directing to public parking lots, rest rooms or other public conveniences (Section ). Please revise the Comprehensive Sign Plan and matrix accordingly. See Comment 10 for additional information on the Business Sign in PD-IP sign type. In addition, please clarify in the Comprehensive Sign Plan and the matrix whether only a total of 2 sf of De Minimis signs is permitted for the area subject to the Comprehensive Sign Plan, or each tenant would be permitted up to 2 sf of De Minimis signs no larger than 1 sf each. Response. De Minimis signs have been re-categorized as Business Signs in PD-IP, as requested. The information signs are intended to direct patrons of the ARP to the parking lots and possible further recharging stations in the development. The Sign Plan has been revised to indicate 2 SF of De Minimis aggregate sign area would be permitted per tenant. Additional Comment. Please provide the type of illumination proposed for the De Minimis

34 ZMOD , Ashburn Restaurant Park Sign Plan 2 nd Referral Comments August 7, 2018 Page 3 signs. Also, Staff questions whether this sign category is necessary since it would be used for stating hours of operation, open/closed, accepted forms of payment, which seem to be the type of information appropriate for a window sign, which is a separate sign type category and has no size or quantity limitations in the 1972 Zoning Ordinance (see Comment 11 below). 7. Initial Comment. Sign Plan, Project Identification Sign, Page 14. This sign should be categorized as a Development Sign pursuant to the last sentence of Section c. One sign not to exceed 75 square feet is permitted per commercial development. Staff recommends increasing the number of Development Signs permitted to accommodate Signs E1 and D1, as well as this sign. See Comments 16 and 17 for additional information. Also, please revise the area of the sign to include the area of the wall upon which the sign is mounted. Please depict the overall measurements in the Sign Details illustration. Response. The Sign Plan has been revised to identify Type E1, P1, and D1 signs as Development Signs. The overall measurements have been provided in the sign detail illustrations as requested. Additional Comment. Development Sign P1, Page 11. Please provide the dimensions of the area of the proposed sign. Staff also recommends providing the dimensions of the area with lettering for reference. Please also provide the type of illumination, e.g. backlighting or uplighting in the Illumination information in the Sign Details and in the Matrix. 8. Initial Comment. Sign Plan, Directional Sign, Page 16. Please re-categorize this sign as a Development Sign as described in Comment 16 above. Also, please calculate the area of the sign to include the fork-shaped sign post and arrow using the rule of 8. Ensure all dimensions used to measure the area are provided on the illustration and the sign details and matrix are updated accordingly. Response. The Directional Sign: Type D1 sign details and measurement has been revised as requested. Additional Comment. Sign D1, Page 12. Please provide the height of area creating the top rectangle and the width of area creating the bottom rectangle, which are used to calculate the area of the proposed sign. 9. Initial Comment. Comparison Sign Matrix. Section Construction Signs are included in the sign matrix, but no correlating Sign Details are provided. Please provide Sign Details for the proposed Construction Signs. Response. Construction sign details have been added to the plan. Additional Comment. Instead of proposing an unlimited amount of construction signs be permitted on a site which has existing buildings, Staff recommends a reasonable parameter, such as the one provided in Section , as the method for determining the quantity of construction signs permitted. Please also remove references to sections of the Revised 1993 Zoning Ordinance from the Sign Details and the Sign Matrix. Nonetheless, Staff recommends including a limitation regarding visibility at intersections in the Additional Requirements such as the information

35 included in General Note 6 on Page 3 of the Sign Plan. ZMOD , Ashburn Restaurant Park Sign Plan 2 nd Referral Comments August 7, 2018 Page New Comment. Business Signs in PD-IP: Type B1, Page 8. Staff recommends providing a maximum aggregate sign area for building mounted signs. Also, Staff questions whether the Applicant intends to limit the awning and projecting sign sizes to the sizes depicted on page 8. If not, then Staff recommends stating as such. Staff also recommends referring to other sign plans, such as SIDP , for examples of how to calculate the permitted area and number building mounted signs per tenant and depict potential sign arrangements. 11. New Comment. Section permits Store Window Signs relating to the business conducted within and does not include any limitations on the number and size of the signs. Signs in a window pertaining to the business, such as hours of operation, would be considered Store Window Signs. This sign type would not apply to a window sign displaying the name of the business, as these signs would be counted as Business Signs as permitted under Section Currently, the Sign Plan includes window signs as a category under Business Signs and places limitations on the size and amount of window signs permitted. Please 1) evaluate whether limitations on the size and number of signs is desired and 2) address window signs in the Sign Plan accordingly, e.g. delete the proposed sign type, or re-categorize as Store Window Signs. Should the Store Window Sign category be retained, Staff questions the materials proposed for the window sign, as they do not seem like typical window sign materials, as well as whether these window signs would include the signs proposed in the De Minimis sign category (see Comment 6). 12. New Comment. Comparison Sign Matrix. Previously, Staff had advised the Applicant that tenant signs on a directory or development sign would count as one of the three Business Signs permitted under Section c. Staff has since been advised that these tenant signs do not count as Business Signs for individual uses. Therefore, please remove Type E1 and E2 from the consolidated Business Signs in PD-IP category in the matrix and revise the remainder of the information in the Business Signs in PD-IP row accordingly. In addition, rather than consolidate the remaining Business Signs in PD-IP in one category/row in the matrix, please differentiate each proposed Business Sign by row and include the specific sign information for each proposed sign type similar to the Development Sign information provided in the matrix. 13. New Comment. Comparison Sign Matrix. Staff notes that Section c. Business Signs, permits Development Signs to be a minimum of 10 feet from a ROW. The Applicant may wish to consider revising the ROW setback to be consistent with the ordinance requirement. Regarding Development Sign Directional Sign: Type D1, Staff questions if the 5 foot setback from the ROW is intended to be a setback from the back of curb, since it is located away from the Waxpool Road ROW. If so, please update the Sign Details and the Sign Matrix.

36 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: August 7, 2018 TO: FROM: Michael Stapor, Project Manager Land Use Review Marie Genovese, AICP Planner III, Community Planning SUBJECT: ZMOD , Ashburn Restaurant Park Sign Plan, Second Referral The applicant has responded to Community Planning s first referral comments dated June 4, Carderock ARP, LLC; the Unit Owners Association of Ashburn Corporate Center Land Condominium; and BPG Hotel Partners VII, LLC together are requesting a Zoning Ordinance Modification (ZMOD) to modify sign provisions of the 1972 Zoning Ordinance for a restaurant and hotel site north of Waxpool Road. The approximately 14.2 acre site contains a restaurant center with three buildings and a hotel north of Waxpool Road and Quantum Park and west of Loudoun County Parkway. The subject site is governed by the policies of the Revised General Plan (RGP) including, among other Plan sections, the Route 28 Corridor Plan (adopted March 15, 2011). The property is located within the Ashburn Community of the Suburban Policy Area and the Route 28 Highway Improvement Transportation District (RGP, Chapter 6, Suburban Community Boundaries Map). The property is designated as appropriate for Route 28 Business uses Attachment 5E

37 ZMOD , Ashburn Restaurant Park Sign Plan Community Planning Second Referral August 7, 2018 Page 2 (RGP, Chapter 6, Route 28 Corridor Plan Planned Land Use Map). All of the signs proposed are located on the restaurant portion of the property or the linear common area directly in front of the restaurants along Waxpool Road with the exception of one sign on the linear common area in front of the hotel site (See Map). The sign in front of the hotel site is labeled as an off-site directional sign (Sign Type D1). While the subject property comprises approximately 14.2 acres, signs are only located on an approximately 7 acre portion of the subject property. While several signs have been removed from the Sign Development Plan, the number of signs proposed continue to provide redundancy and exceed the amount necessary to assist motorists, bicyclists, and/or pedestrians in finding a location without difficulty or confusion. Signs should complement a retail center, but not overwhelm the buildings themselves. Four pedestrian directory signs (Sign Type E2) are proposed surrounding the three restaurant buildings. As the site only contains three buildings sited adjacent to one another with a total of six restaurants, Community Planning Staff is unsure of the need for four pedestrian directory signs. The response to Community Planning s comments provides the proposed signage is to assist patrons who enter Ashburn Restaurant Park from the rear parking area and pedestrians entering the site from the adjacent Hotel site. The Statement of Justification further provides the signage will help invite pedestrians into the plaza area. As the plaza area is directly in front of the restaurant buildings it does not seem necessary to include signage informing patrons of this area. Furthermore, as the site is small and the directory signs are located adjacent to the buildings themselves, Community Planning Staff continues to question the need for pedestrian directory signage as a pedestrian would be standing immediately in front or beside the buildings themselves. Building signage as well as the entrance sign are sufficient to notify motorists, bicyclists, and pedestrians the location of restaurants on the subject property. Additionally, the applicant is proposing ten information signs (Sign Type I1) identifying locations such as restrooms, loading areas, parking lots, charging stations, etc. Signs detailing additional parking is located behind the buildings seems appropriate; however, all other pedestrian directory and information signage seems to be excessive. Community Planning Staff continues to recommend removing pedestrian directory signs (Sign Type E2) as the size of the site and the number of tenants does not warrant pedestrian directory signage. The proposed signage provides redundant information and creates visual clutter. Community Planning Staff recommends reducing the number of information signs (Sign Type I1). The applicant has added construction signs (C1) with this submission. There is no limit to the number of construction signs proposed. As the site is not very big and contains existing uses, one construction sign should be sufficient to relay necessary information. Community Planning Staff recommends limiting construction signs to a maximum of one or provide information detailing why additional construction signs are necessary for the subject property.

38 ZMOD , Ashburn Restaurant Park Sign Plan Community Planning Second Referral August 7, 2018 Page 3 RECOMMENDATIONS Community Planning Staff cannot support the proposed Sign Development Plan at this time. The number of proposed signs should be reduced to eliminate visual clutter and redundant information. Staff is available to meet with the Applicant to discuss this referral and any questions. cc: Kenny Young, Acting Director, Planning and Zoning (via ) Dan Galindo, AICP, Community Planning Program Manager (via )

39 COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING ZONING ADMINISTRATION REFERRAL DATE: June 7, 2018 TO: FROM: CC: Michael Stapor, Project Manager, Land Use Review Kate A. McConnell, AICP, CZO, Senior Planner, Zoning Administration Chris Mohn, AICP, Deputy Zoning Administrator CASE NUMBER & NAME: ZMOD , Ashburn Restaurant Park Sign Plan, 1 st Referral PARCEL IDENTIFICATION NUMBER (PIN) TAX MAP NUMBER /79//66////CE/ /79//66///LU2/ /79//66///LU1/ Staff reviewed the referenced application materials to include the Statement of Justification (SOJ) dated March 2018 and the Ashburn Restaurant Park Sign Plan dated March 2018 and prepared by Bowman Consulting. The property is located in the Planned Development Industrial Park (PD-IP) Zoning District. The property is located in the Route 28 Tax District and governed by the 1972 Loudoun County Zoning Ordinance (1972 Zoning Ordinance). It is also subject to the proffers and concept development plan (CDP) approved by the Board of Supervisors with Zoning Map Amendment (ZMAP) , Systematics General, on October 21, An approved special exception (SPEX) , approved April 4, 1989 for flex-office uses also applies to the property. The subject property is located in the Airport Impact Overlay District (AIOD) Ldn noise contour. The Applicant is requesting approval of a zoning modification (ZMOD) pursuant to Section of the 1972 Zoning Ordinance to modify the applicable provisions of Section 523 of the 1972 Zoning Ordinance to implement a Comprehensive Sign Plan. The parcels referenced above comprise two land condos and a common element and are considered as one property for the purposes of this Comprehensive Sign Plan. General Comments 1. The applicant is advised that if inconsistencies are identified within the Comprehensive Sign Plan, the most restrictive provision will apply at time of zoning permit. Zoning Staff recommends the applicant carefully review the Comprehensive Sign Plan for inconsistencies, errors, and omissions. 2. SOJ, Introduction, Page 2. The last sentence of the second paragraph of the Introduction references review of new signs by the Unit Owners Association. Please include this Attachment 5G

40 statement in the Introduction and General Notes of the Sign Plan. ZMOD , Ashburn Restaurant Park Sign Plan 1 ST Referral Comments June 7, 2018 Page 2 3. SOJ, Proposal, Page 2. Section of the 1972 Zoning Ordinance permits modification of sign regulations in the PD districts if the Board finds that the actions, designs, or solutions proposed by the Applicant, although not literally in accord with the regulations, satisfy the public purpose to at least an equivalent degree. Please address the Section criteria in the SOJ. 4. SOJ, Proposal, (B), Page 3. The Applicant states the proposed Comprehensive Sign Plan provides size, type, and quantity standards for the sign types to further avoid unnecessary redundancy. Staff notes, as proposed each tenant could have up to 9 or 10 signs, not including de minimis signs, to include: 3 building mounted Business Signs per tenant (Sign Type B2); or 3 to 4 freestanding and/or building mounted Restaurant signs per tenant (Sign Type R1.1 or R2.1); and 1 freestanding Restaurant Directional Sign per tenant (Sign Types R1.2 & R2.2); 1 Sidewalk Sign per tenant; and 4 Window Signs per tenant (Sign Type W1). It is unclear how the number of signs for each tenant as proposed will avoid unnecessary redundancy. Staff recommends reevaluating the effect of the proposed number of signs permitted by the proposed Comprehensive Sign Plan overall and revising or eliminating some of the sign types included. Suggestions about how to achieve this recommendation are provided in subsequent comments. 5. Several signs in the Comprehensive Sign Plan include a minimum setback from the right of way (ROW). However, some of these signs will be internal to the Ashburn Restaurant Park and located along private drive aisles. Therefore, there will be no ROW to determine a minimum setback. Please include in the Comprehensive Sign Plan a method for determining a minimum setback for freestanding signs adjacent to these drive aisles, e.g. from the back side of a sidewalk or from the curb. Technical Comments 6. Sign Plan and Matrix. In general, please remove references to permitting a double-sided sign throughout the Comprehensive Sign Plan and matrix. The 1972 Zoning Ordinance definition of the area of a sign states in part, In the case of a sign where lettering appears back to back, that is, on opposite sides of the sign, the aggregate area of both sides shall be considered that of only one face. It is unnecessary to restate the definition in the Comprehensive Sign Plan. 7. Sign Plan, Introduction and General Notes, Page 3. The intent of the first sentence in the Amendments to Sign Plan section is unclear, particularly the reference to the Architectural Review Board. Any amendments to the Comprehensive Sign Plan would need to be reviewed and approved by Loudoun County, which is adequately stated in the second sentence. Please revise this section for clarity. 8. Sign Plan, Entrance Sign (Pedestrian Directory), Page 7. Since this sign includes tenant names, each name plate will count as one Business Sign in the PD-IP Zoning District in

41 ZMOD , Ashburn Restaurant Park Sign Plan 1 ST Referral Comments June 7, 2018 Page 3 accordance with Section c. Please revise the Comprehensive Sign Plan accordingly. See Comment 10 for more information. Also, two maximum heights are provided in the Entrance Sign Details. Please revise to provide one maximum height. Ensure consistency with the matrix. Lastly, the matrix correctly states the maximum area of the sign will include the background structure, but the illustration in the sign details shows the area of the sign will only be the totality of the tenant name plates and does not include the background structure. Please ensure the background structure is depicted as included in the area of the sign in the Sign Details and provide applicable measurements used to determine the area in the sign details and matrix. 9. Sign Plan, Project Identification Sign (Light Pole), Page 7. Banner signs are not expressly identified as a sign permitted by the 1972 Zoning Ordinance. Therefore, banner signs are not permitted. Please remove the proposed banner signs from the Comprehensive Sign Plan. 10. Sign Plan, Business Signs in PD-IP, Page 8. This sign type will apply to the majority of the signs proposed in the Comprehensive Sign Plan as noted in Comments 8 and 15. Therefore, Staff recommends the Applicant create an overall category of Business Signs in PD-IP with an overall total number of signs. Within this category, the Applicant could indicate the number of signs per type of sign permitted. For instance, the number of permitted signs per business/tenant could be increased from 3 to 7 and of those 7 signs, no more than 3 could be building mounted, 2 could be a window sign, 2 could be the name plate on tenant signs, 1 could be a sidewalk sign, and 1 could be directional. Additionally, certain signs, such as de minimis signs, would not count toward the total. Each sign sub-type could have its own design requirements as currently included in the proposed Comprehensive Sign Plan. A maximum aggregate sign area is included in Section c. that is less than the total of maximum area of the 3 permitted signs, e.g. each sign for an industrial use may be up to 60 square feet (sf), but the maximum aggregate sign area is 100 sf. Considering the potential number of Business Signs per tenant, Staff recommends including a maximum aggregate sign area for this sign type consistent with the structure of the ordinance. 11. Sign Plan, Restaurant (Freestanding Building < 4,000 sf and >4,000 sf), Pages In the SOJ, the Applicant states the intent of the Comprehensive Sign Plan is to establish a Comprehensive Sign Plan that is consistent with the updated sign regulations of the Revised 1993 Zoning Ordinance. The Restaurant Signs (Freestanding Building < 4,000 sf and >4,000 sf) referenced in the Revised 1993 Zoning Ordinance apply to standalone pad sites, not a building with several tenants. The current configuration of the Ashburn Restaurant Park is three buildings with multiple tenants within each building. Therefore, application of the Restaurant Signs (Freestanding Building < 4,000 sf and >4,000 sf) sign type to the proposed signs would not be consistent with the updated sign regulations of the Revised 1993 Zoning Ordinance. Should the Applicant continue to wish to establish a Comprehensive Sign Plan that is consistent with the Revised 1993 Zoning Ordinance, then please reevaluate the sign type proposed. Staff notes, as indicated in Comment 4 above, as proposed each tenant is allotted 9 to 10 signs, which seems excessive. It may be feasible to eliminate this proposed sign type

42 ZMOD , Ashburn Restaurant Park Sign Plan 1 ST Referral Comments June 7, 2018 Page 4 from the Comprehensive Sign Plan and revise the Comprehensive Sign Plan, Business Signs in PD-IP to sufficiently apply to all signs related to the businesses subject to the Comprehensive Sign Plan. See Comment 10 for additional recommendations for the Business Signs in PD-IP sign type. 12. Sign Plan, Restaurant (Freestanding Building >4,000 sf) Directional Sign, Page 10. As noted in Comments 10 and 11 above, the Restaurant, Freestanding category would not apply if this property were to convert to the Revised 1993 Zoning Ordinance in the future. Therefore, Staff recommends eliminating this category from the Comprehensive Sign Plan. If kept in this proposal, please add the sign type, Freestanding, to the sign details listed. 13. Sign Plan, Real Estate, Page 12. Staff notes the maximum area of a real estate sign in an industrial zone permitted by the 1972 Zoning Ordinance is 25 feet. The proposed maximum area in the Comprehensive Sign Plan is 20 feet. Staff questions whether the Applicant intends to limit the size of the permitted sign. Revise the Comprehensive Sign Plan and matrix as necessary. 14. Sign Plan, De Minimis Signs, Page 13. The proposed de minimis signs should be categorized as a Business Sign in PD-IP. Informational signs are for public and quasi-public uses, unless directing to public parking lots, rest rooms or other public conveniences (Section ). Please revise the Comprehensive Sign Plan and matrix accordingly. See Comment 10 for additional information on the Business Sign in PD-IP sign type. In addition, please clarify in the Comprehensive Sign Plan and the matrix whether only a total of 2 sf of de minimis signs is permitted for the area subject to the Comprehensive Sign Plan, or each tenant would be permitted up to 2 sf of de minimis signs no larger than 1 sf each. 15. Sign Plan, Project Identification Sign, Page 14. This sign should be categorized as a Development Sign pursuant to the last sentence of Section c. One sign not to exceed 75 square feet is permitted per commercial development. Staff recommends increasing the number of Development Signs permitted to accommodate Signs E1 and D1, as well as this sign. See Comments 16 and 17 for additional information. Also, please revise the area of the sign to include the area of the wall upon which the sign is mounted. Please depict the overall measurements in the Sign Details illustration. 16. Sign Plan, Entrance Sign, Page 15. Please re-categorize this sign as a Development Sign as described in Comment 16 above. Also, please 1) calculate the area of the sign using the entire structure of the sign, 2) add (Vehicular Directory) to the sign type name consistent with the matrix, and 3) provide overall height and any other dimensions used to calculate the area of the sign not already provided on the sign illustration. 17. Sign Plan, Directional Sign, Page 16. Please re-categorize this sign as a Development Sign as described in Comment 16 above. Also, please calculate the area of the sign to include the fork-shaped sign post and arrow using the rule of 8. Ensure all dimensions used to measure the area are provided on the illustration and the sign details and matrix are updated accordingly.

43 ZMOD , Ashburn Restaurant Park Sign Plan 1 ST Referral Comments June 7, 2018 Page Comparison Sign Matrix, Building ID/Tenant Signs Office Buildings. Building ID/Tenant Signs are included in the matrix, but no correlating Sign Details are provided. Please remove this sign type from the matrix or provide Sign Details for the proposed signs. Nonetheless, Staff questions why this sign type in included in the proposal since no office buildings exist in the Ashburn Restaurant Park and the Business Signs in PD-IP would apply should office buildings be constructed in the future. 19. Comparison Sign Matrix. Section Construction Signs are included in the sign matrix, but no correlating Sign Details are provided. Please provide Sign Details for the proposed Construction Signs. 20. Comparison Sign Matrix. Section c. Temporary Signs are included in the sign matrix, but no correlating Sign Details are provided. Please provide Sign Details for the proposed temporary signs. Staff notes the 1972 Zoning Ordinance definition for Sign - Temporary states, A sign advertising a candidacy for public office or an event of public interest, such as a public or general election, church or public meeting, fair, horseshow, turkey shoot, entertainment for charitable purposes and other similar social activities of temporary duration or non-recurring nature. The temporary activities are public in nature. Definitions may not be modified. Therefore, Temporary Signs are only permitted if they meet the Zoning Ordinance definition. Please evaluate whether the anticipated temporary events would meet this definition and revise the Comprehensive Sign Plan and matrix accordingly. Staff notes, Temporary Signs meeting the 1972 Zoning Ordinance definition would be permitted even if the sign type is not included in the Comprehensive Sign Plan. 21. Sign Plan, Page 4. Please remove the Off-Site Directional Sign Location label and sign symbol from the Vicinity Map. Alternatively, please revise the label to correspond to the revised sign type/name resulting from revisions addressing Comment Sign Plan, Page 5. Please add property lines to Sign Location Map.

44 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: June 4, 2018 TO: FROM: Michael Stapor, Project Manager Land Use Review Marie Genovese, AICP Planner III, Community Planning SUBJECT: ZMOD , Ashburn Restaurant Park Sign Plan Carderock ARP, LLC; the Unit Owners Association of Ashburn Corporate Center Land Condominium; and BPG Hotel Partners VII, LLC together are requesting a Zoning Ordinance Modification (ZMOD) to modify sign provisions of the 1972 Zoning Ordinance for a restaurant and hotel site north of Waxpool Road. The approximately 14.2 acre site contains three restaurants and a hotel north of Waxpool Road and Quantum Park and west of Loudoun County Parkway. The subject site is governed by the policies of the Revised General Plan (RGP) including, among other Plan sections, the Route 28 Corridor Plan (adopted March 15, 2011). The property is located within the Ashburn Community of the Suburban Policy Area and the Route 28 Highway Improvement Transportation District (RGP, Chapter 6, Suburban Community Boundaries Map). The property is designated as appropriate for Route 28 Business uses (RGP, Chapter 6, Route 28 Corridor Plan Planned Land Use Map). All of the signs proposed are located on the restaurant portion of the property or the linear common area directly in front of the restaurants along Waxpool Road with the exception of one sign on the linear common area in front of the hotel site (See Map). The sign in front of the hotel site is labeled as an off-site directional sign (Sign Type D1). While the subject property comprises approximately 14.2 acres, signs are only located on an approximately 7 acre portion of the subject property. The number of signs proposed are redundant and exceed the amount necessary to assist motorists, bicyclists, and/or pedestrians in finding a location without difficulty or confusion. Signs should complement a retail center, but not overwhelm the buildings themselves. Attachment 5H

45 ZMOD , Ashburn Restaurant Park Sign Plan Community Planning First Referral June 4, 2018 Page 2 The applicant is proposing three signs along the frontage of the property; an entrance sign, (Sign Type E1), a project identification sign (Sign Type P1), and a directional sign (D1). One entrance sign at the size proposed, listing the restaurants located on site, is sufficient to alert motorists. The applicant is also proposing project identification signage on light poles (Sign Type L1) along the frontage of the property as well as internal to the site and behind the buildings. Two banners are proposed per light pole for a total of 24 potential project identification banners. As stated above, the size of the entrance sign is sufficient to alert motorists, bicyclists, and/or pedestrians of the project s location. The number of signage creates redundancy and adds to visual clutter. Community Planning Staff recommends removing the project identification sign (Sign Type P1), the directional sign (Sign Type D1), and the project identification light pole signs (Sign Type L1). The Sign Plan should be updated to include a maximum of one entrance sign (Sign Type E1). Four pedestrian directory signs (Sign Type E2) are proposed surrounding the three restaurant buildings. As the site only contains three buildings sited adjacent to one another with a total of six restaurants, Community Planning Staff is unsure of the need for four pedestrian directory signs. Building signage as well as the entrance sign are sufficient to notify motorists, bicyclists, and pedestrians the location of restaurants on the subject property. Additionally, the applicant is proposing four informational signs (Sign Type I1), two of which are immediately adjacent to proposed pedestrian directory signs (Sign Type E2). Community Planning Staff recommends removing pedestrian directory signs (Sign Type E2) as the size of the site and the number of tenants does not warrant pedestrian directory signage. The proposed signage provides redundant information and creates visual clutter.