COUNTY OF PRINCE WILLIAM - eservice.pwcgov.orgeservice.pwcgov.org/planning/documents/REZ2016-00019.pdfRE: Rezoning #REZ2016-00019, Lifetime Fitness at Virginia Gateway Brentsville

COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING

(703) 792-7615 FAX (703) 792-4401 OFFICE

www.pwcgov.org

Christopher M. Price, AICP

Director of Planning

September 9, 2016 TO: Planning Commission

FROM: Scott F. Meyer

Planning Office

RE: Rezoning #REZ2016-00019, Lifetime Fitness at Virginia Gateway

Brentsville Magisterial District

I. Background is as follows:

A. Request – To rezone ±24 acres from M-1, Heavy Industrial, to B-1, General

Business, to develop a commercial recreation facility and retail uses with

associated signage and building height modifications. This request is being

concurrently processed with #CPA2016-00004, Virginia Gateway Addition

(Limestone Drive).

Rezoning Request:

M-1 to B-1 zoning

Required / Allowed Provided / Proposed by Development

as B-1 zoning

Site Area N/A ±24 acres REZ area (2 pad sites for

future development)

Building Area N/A Not known at this time

FAR 0.40 maximum 0.40

Height 45 feet Up to 60 feet

(building height modifications with

REZ)

Parking 8 spaces; 1 ADA

accessible space

To be determined/verified during site

plan review

Minimum Open Coverage 15% 30% provided

Landscape Buffers 30-foot landscape

buffer to (north);

10-foot landscape

strip between similar

uses

Conceptual plan shown with Limits of

Clearing; Required to meet all current

standards, unless modified or waivered

Average Daily Trips N/A 1,180 AADT at access point off of

Limestone Drive

Building Façade Signs 3 signs; 3 SF per

building length

6 façade signs

(signage modifications with REZ)

http://www.pwcgov.org/

#REZ2016-00019, Lifetime Fitness at Virginia Gateway

September 9, 2016

Page 2

Rezoning Request:

M-1 to B-1 zoning

Required / Allowed Provided / Proposed by Development

as B-1 zoning

Freestanding Signs 2 freestanding signs

(1 along each street

frontage)

6 monument signs proposed

(signage modifications with REZ)

B. Site Location – The subject ±24.0-acre property is located northeast of the

intersection of Limestone Drive and Wentworth Green Drive, approximately

1,400 feet south of the intersection of Wellington Road and Limestone Drive.

The site is identified on County maps as GPIN 7497-01-3120 and is addressed as

7801 Limestone Drive. The site also is located within the I-66 / Route 29 Sector

Plan special planning area (see maps in Attachment A).

C. Comprehensive Plan – The site is currently designated FEC, Flexible Use

Employment Center, and is also located within the I-66 / Route 29 Sector Plan

special planning area according to the Comprehensive Plan. A Comprehensive

Plan Amendment (CPA) request is being concurrently processed with this subject

rezoning proposal, as per #CPA2016-00004, which is to re-designate ±24.0 acres

from FEC, Flexible Use Employment Center, to RCC, Regional Commercial

Center.

D. Zoning – The site is currently zoned M-1, Heavy Industrial, and is located within

the Data Center Opportunity Overlay District and the Airport Safety Overlay

District.

E. Surrounding Land Uses – Land to the north of the subject area includes a mix of

industrial/manufacturing and commercial uses. To the south is Gainesville

Elementary School. A residential community is located west of the subject area.

Virginia Gateway lies to the northwest (see Attachment A for maps).

II. Current Situation is as follows:

A. Planning Office Recommendation – Staff recommends approval of #REZ2016-

00019, Lifetime Fitness at Virginia Gateway, subject to the proffers dated

September 8, 2016, for the following reasons:

The proposed use as a large-scale commercial recreation facility will serve as

an addition/expansion to the existing Virginia Gateway regional retail

development and is compatible with surrounding uses. The B-1 zoning

district allows for commercial uses that are more compatible with adjacent

residential uses than those uses permitted in the existing M-1, Heavy

Industrial, zoning district.


September 9, 2016

Page 3

As proffered, quality architectural/building design and a cohesive design is

being proposed with this rezoning proposal.

Through the concurrent CPA to re-plan the property from FEC to RCC and

with the rezoning request from M-1 to B-1, the resulting development will

yield considerably less traffic than what could have been developed.

B. Planning Commission Public Hearing – A public hearing before the Planning

Commission has been advertised for September 21, 2016.

III. Issues in order of importance are as follows:

A. Comprehensive Plan

1. Long-Range Land Use – Is the proposed use consistent with those uses

intended by the FEC use designation?

2. Level of Service (LOS) – How does the proposal address the Policy Guide

for Monetary Contributions in effect July 1, 2014?

B. Community Input – Have members of the community raised any issues?

C. Other Jurisdictional Comments – Have other jurisdictions raised any issues?

D. Legal Uses of the Property – What uses are allowed on the property? How are

legal issues resulting from the Planning Commission action addressed?

E. Timing – When must the Planning Commission take action on this application?

IV. Alternatives beginning with the staff recommendation are as follows:

A. Recommend approval of #REZ2016-00019, Lifetime Fitness at Virginia Gateway,

subject to the proffers dated September 8, 2016, as found in Attachment C.

1. Comprehensive Plan Consistency Analysis:

a. Long-Range Land Use – The proposed zoning district of B-1,

General Business, as proffered and among other similar uses,

directly implements the concurrent request to re-plan the use

designation of RCC, Regional Commercial Center. Currently, the

FEC, Flexible Use Employment, land use designation is

inconsistent with the M-1, Heavy Industrial, zoning district.

Therefore, with the CPA request and the rezoning request, the

subject property will be more appropriately planned and zoned.


September 9, 2016

Page 4

b. Level of Service (LOS) – The level of service impacts for this

proposed rezoning are being mitigated according to the 2014

Policy Guide for Monetary Contributions, as follows:

Water Quality $75 per acre ± 24.0 acres $1,800.00

Fire & Rescue $0.61 per SF of

building area

115,000 SF

fitness center,

15,000 SF retail

space, and 4,000

SF restaurant =

134,000 SF total

(as provided in

TIA)

$81,740.00

TOTAL $ $83,540.00

2. Community Input – Notice of the rezoning request has been transmitted to

property owners within 200 feet of the site. As of the date of this staff

report, the Planning Office has not received any other verbal or written

comments on this proposal.

3. Other Jurisdictional Comments – This project site is located outside of the

required notification area from adjacent jurisdictions.

4. Legal Uses of the Property – If the rezoning is approved, the site could be

developed as proffered with the B-1, General Business, zoning district.

With the new B-1 zoning in place, the subject property could be used as a

new commercial recreation center, and with increased building height and

associated signage modifications. Legal issues resulting from Planning

Commission action are appropriately addressed by the County Attorney.

5. Timing – The Planning Commission has until December 20, 2016, which

is 90 days from the first public hearing date, to take action on the rezoning

proposal. A recommendation to approve the rezoning request would meet

the 90-day requirement.

B. Recommend denial of #REZ2016-00019, Lifetime Fitness at Virginia Gateway.

1. Comprehensive Plan Consistency Analysis:

a. Long-Range Land Use – If the rezoning application is denied, the

property could not be developed as a commercial recreational

facility and other enhancements, as proposed. On the contrary, the

existing M-1, Heavy Industrial, zoning will remain intact. The

property would be able to develop according to the M-1 zoning

standards, and would maintain its current FEC use designation.


September 9, 2016

Page 5

b. Level of Service (LOS) – Denial would not have any impact on the

existing level of service.

2. Community Input – Notice of the rezoning request has been transmitted to

property owners within 200 feet of the site. As of the date of this staff

report, the Planning Office has not received any other verbal or written

comments on this proposal.

3. Other Jurisdictional Comments – This project site is located outside of the

required notification area from adjacent jurisdictions.

4. Legal Uses of the Property – If the rezoning is denied, the property would

retain its M-1, Heavy Industrial, zoning and could be developed as per the

original approved proffers in REZ #PLN2004-00385. Legal issues

resulting from Planning Commission action are appropriately addressed by

the County Attorney.

5. Timing – The Planning Commission has until December 20, 2016, which

is 90 days from the first public hearing date, to take action on the rezoning

proposal. A recommendation to deny the rezoning request would meet the

90-day requirement.

V. Recommendation is that the Planning Commission accept Alternative A and recommend

approval of #REZ2016-00019, Lifetime Fitness at Virginia Gateway, subject to the

proffers dated September 8, 2016.

Staff: Scott F. Meyer, x 6876

Attachments

A. Area Maps

B. Staff Analysis

C. Proffer Statement

D. GDP

E. Illustrative Plan

F. ECA Plan Maps

G. Building Elevations

H. Signage Elevations

I. Historical Commission Resolution

Attachment A – Maps

VICINITY MAP


Page A-1


AERIAL MAP


Page A-2


EXISTING ZONING MAP


Page A-3


LONG-RANGE LAND USE MAP


Page A-4

Attachment B – Staff Analysis


Page B-1

Part I. Summary of Comprehensive Plan Consistency

Staff Recommendation: APPROVAL

This summary analysis is based on the relevant Comprehensive Plan action strategies, goals, and

policies. A complete analysis is provided in Part II of this report.

Comprehensive Plan Sections Plan Consistency

Long-Range Land Use Yes

Community Design Yes

Cultural Resources Yes

Environment Yes

Fire and Rescue Yes

Police Yes

Potable Water Yes

Sanitary Sewer Yes

Transportation Yes

Part II. Comprehensive Plan Consistency Analysis

The following table summarizes the area characteristics (see maps in Attachment A):

Direction Land Use Long-Range Land Use

Map Designation

Zoning

North Commercial condos/industrial office park FEC M-1

South Gainesville Middle School PL M-2; M-1

East Vacant/undeveloped; planned Heavy

Industrial; Existing PWCSA Water Tank

(southeast corner abutting site)

EI M-1

West Suburban residential (medium density);

Wentworth Green

SRM PMR



Page B-2

Long-Range Land Use Plan Analysis

Through wise land use planning, the County ensures that landowners are provided a reasonable

use of their land while the County is able to judiciously use its resources to provide the services

for residents and employers’ needs. The Long Range Land Use Plan sets out policies and action

strategies that further the County’s goal of concentrating on population, jobs, and infrastructure

within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land

uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a

countywide pattern of land use that encourages fiscally sound development and achieves a high-

quality living environment; promotes distinct centers of commerce and centers of community;

complements and respects our cultural and natural resources, and preserves historic landscapes

and site-specific cultural resources; provides adequate recreational, park, open space and trail

amenities that contribute to a high quality of life for county residents; and revitalizes, protects,

and preserves existing neighborhoods.

LTF Real Estate Company, Inc. (“Applicant") is the contract purchaser of the subject property,

which is comprised of approximately 24.04 acres. The Applicant is requesting a rezoning of the

property from M-1, Heavy Industrial, to B-1 General Commercial, to permit a commercial

recreation facility and retail uses. Included with the rezoning submission is an illustrative plan

that shows more details of the orientation and layout of the Life Time Fitness facility and two

associated future retail pad sites.

The subject site is located within the Development Area. The following table on the next page

summarizes the intended uses, characteristics, and densities intended for the Flexible Use

Employment Center (FEC) land use designation.



Page B-3

Long-Range Land

Use Map Designation

Intended Uses and Densities

Flexible Use

Employment Center

(FEC)

The purpose of the Flexible Use Employment Center classification

is to provide for areas of employment uses situated on individual

sites or in campus-style “parks.” Primary uses in the FEC

classification are light manufacturing, “start-up” businesses, small

assembly businesses, and office uses (including government offices,

particularly those for Prince William County agencies). Retail

and/or retail service uses shall be considered secondary uses and

shall represent no greater than 25 percent of the total FEC gross floor

area of the project. These retail/retail service uses shall be so located

on a site that their primary purpose is to support the needs of those

employed within that FEC project. Warehousing, wholesale, storage

and/or distribution uses shall also be considered secondary uses

within any FEC project. Outdoor storage shall also be considered a

secondary use and shall be limited to no more than 25 percent of the

land area of the FEC project. Within an FEC designated project, the

more intense uses shall be located in the core of the area and the less

intense uses (excluding outdoor storage) at the periphery, to act as a

transition between the FEC project and adjacent areas designated or

developed for different uses. Office development in FEC areas is

encouraged to be in accordance with the Illustrative Guidelines for

Office Development, provided as a supplement to the Community

Design Plan chapter of the Comprehensive Plan and available from

the Planning Office.

Proposal’s Strengths

Compatible Use in Area Context – This rezoning is proposed in connection with a

Comprehensive Plan Amendment, CPA #PLN2016-00004, which is changing the land

use designation from Flexible Use Employment Center (FEC) to Regional Commercial

Center (RCC). The purpose of the RCC designation is for large-scale retail projects that

serve a regional market. The rezoning and CPA allow for a natural addition to Virginia

Gateway and would be developed in a comprehensive, coordinated manner, similar to the

rest of Virginia Gateway.

New Land Use & Zoning Compatibility – The proposed rezoning of the subject property

from to M-1, Heavy Industrial, to B-1, General Business, directly implements the

concurrently requested RCC land use designation within the Comprehensive Plan.

Proposal’s Weaknesses

Existing Land Use & Zoning Incompatibility – Currently, the FEC land use designation is

not intended to be implemented by the M-1, Heavy Industrial, zoning district.



Page B-4

On balance, this application is found to be consistent with the relevant components of the Long-

Range Land Use Plan.

Community Design Plan Analysis

An attractive, well-designed County will attract quality development, instill civic pride, improve

the visual character of the community and create a strong, positive image of Prince William

County. The Community Design Plan sets out policies and action strategies that further the

County’s goals of providing quality development and a quality living environment for residents,

businesses and visitors, and creating livable and attractive communities. The plan includes

recommendations relating to building design, site layout, circulation, signage, access to transit,

landscaping and streetscaping, community open spaces, natural and cultural amenities,

stormwater management, and the preservation of environmental features.

Height Modification Request

Pursuant to Zoning Ordinance Sections 32-400.03.2 and 32-400.03.5, the Applicant is requesting

the maximum height of any building to be constructed on the property, may be up to 60 feet.

This deviates from the standard B-1 zoning requirements of 45 feet in height.

The Board of County Supervisors may, by approval of a proffered rezoning or a Special Use

Permit application, approve a structure with a height greater than any specific limitation, subject

to the following standards:

a. For a rezoning application, the maximum height shall be specifically proffered by the

applicant and accepted by the Board of County Supervisors; for a Special Use Permit

application, the maximum height shall be made a condition of approval of the

application;

b. The Board of County Supervisors shall be satisfied that approval of a proffer or Special

Use Permit is a more appropriate course than a rezoning to a classification permitting the

height requested;

c. The Board of County Supervisors shall be satisfied that the proposed height shall not

have a substantial adverse impact on the light and air of adjacent and nearby properties;

d. The County Fire Marshal has certified in writing that the proposed building or other

structure can be properly protected, and will not endanger improvements on adjacent

properties, in case of fire;

e. All other requirements of this chapter for a conditional rezoning or Special Use Permit

have been met; and



Page B-5

f. The proposal shall not constitute a hazard to aerial navigation. Where the Board of

County Supervisors believes a proposal may be such a hazard, the proposal shall not be

approved unless the Federal Aviation Administration certifies in writing that the proposal

does not constitute a hazard to aerial navigation.

At a requested building height of up to 60 feet within the proposed B-1 zoning district, this

height threshold is still within the allowable maximum height of up to 75 feet, which would be

permitted in the current M-1 zoning district. Staff does not deem this request to be unreasonable

and has determined the height modification to be justified in the context of the proposed

development.

Sign Modification Request

Section 32-250.23 of the Zoning Ordinance allows the Board of County Supervisors to approve

signage above the maximum allowances of the sign standards within the Zoning Ordinance as

part of a rezoning or SUP request. For this specific rezoning proposal, in order to install

additional building façade signs and encompass larger than allowable sign areas, modification

requests through this rezoning are required. The Applicant is requesting up to four (4)

monument signs and up to six (6) building façade signs.

Pursuant to Section 32-250.23 of the Zoning Ordinance and in the context of this rezoning

proposal, the following criteria must be considered in order to grant modifications for signage:

a. Nature of Proposed Use

Factors such as whether the use is a destination or one that relies more on drive-by

visibility should be considered.

o The commercial recreation use is both a destination use and a use that will rely on

drive-by visibility. Additional signage is needed to improve the drive-by

visibility, and to enhance the overall visual quality and image of the property.

There may be future development on the southern portion of the property and

additional entry and monument signage is needed. These signs may incorporate

tenant panels for identification.

b. Character of the Existing Area

The impact on the visual appearance of adjacent and nearby properties and rights-of-

way should be considered.

o This rezoning is proposed in connection with a Comprehensive Plan Amendment

(CPA), which was initiated on February 23, 2016. The CPA proposes a change in

the land use designation from FEC to RCC, Regional Commercial Center, which

is characteristic for Virginia Gateway. The purpose of the RCC designation is for

large-scale retail/commercial projects that serve a regional market. Those areas of

the County designated RCC are located close to or with good access from an

interstate highway. In this context, the subject property is an appropriate

extension of the RCC area. In addition, due to the location of the building and the



Page B-6

surrounding mixture of residential, commercial, and industrial uses, the proposed

sign modification request will have a minimal impact on the visual appearance of

adjacent/nearby properties and right-of-way.

c. Unique Situation

Whether a unique situation exists, causing a need that is not recurring in nature.

o There is no unique situation that exists. However, the proposed signage is

coordinated with the architecture of the building and represents the brand and

corporate identity for Lifetime Fitness. In addition, the signage will aid potential

customers/members in identifying the characteristics and specific services

available.

d. Comprehensive Plan Designation

o The current land use designation is FEC, which is proposed to change to RCC in

connection with a concurrent CPA.

e. Special Visual Obstruction

Consider the existence of a special visual obstruction or difficulty in locating the use,

making the application of the general provisions of this section too restrictive.

o Due to the overall site layout, the proposed building is located such that signage is

needed on the front (south elevation) and sides (east and west elevations, which

necessitates additional façade signage on the building in order to provide

visibility.

f. Highway Corridor Overlay District (HCOD)

o The property is not located within a Highway Corridor Overlay District.


Signage Package – A comprehensive sign package has been offered by the Applicant and

has been proffered with this Rezoning request.

Signage & Building Elevations – Proposed signage and building elevations for the

Lifetime Fitness facility have been offered by the Applicant and are proffered with this

rezoning.

Quality Design – As an extension of the Virginia Gateway retail/commercial center, a

coordinated and cohesive, and high quality building design and architectural style has

been proposed.



Page B-7


Insufficient Buffer Along Northern Property Line – A 30-foot landscape buffer is

required along the northern property line, which separates an existing industrial park use

and commercial facility. This is not clearly shown.

On balance, this application is found to be consistent with the relevant components of the

Community Design Plan.

Cultural Resources Plan Analysis

Prince William County promotes the identification, evaluation, and protection of cultural

resource sites throughout the County, as well as the tourism opportunities these sites present.

The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William

County’s significant historical, archaeological, architectural, and other cultural resources—

including those significant to the County’s minority communities—for the benefit of all of the

County’s citizens and visitors. To facilitate the identification and protection of known

significant properties that have cultural resource values worthy of preservation, the land use

classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The

plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites,

Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic

sites, and encourages the identification, preservation, protection, and maintenance of all

cemeteries and/or gravesites located within the County.

The Historical Commission reviewed this proposal at its June 14, 2016 meeting, and determined

that no further work was needed (see resolution in Attachment I). The County Archaeologist

concurs.


None identified.


None identified.


Cultural Resources Plan.



Page B-8

Environment Plan Analysis

Prince William County has a diverse natural environment, extending from sea level to mountain

crest. Sound environmental protection strategies will allow the natural environment to co-exist

with a vibrant, growing economy. The Environment Plan sets out policies and action strategies

that further the County’s goal of preserving, protecting and enhancing significant environmental

resources and features. The plan includes recommendations relating to the incorporation of

environmentally sensitive development techniques, improvement of air quality, identification of

problematic soil issues, preservation of native vegetation, enhancement of surface and

groundwater quality, limitations on impervious surfaces, and the protection of significant

viewsheds.

Currently, the site is almost entirely wooded. There are no Resource Protection Area (RPA)

features. However, there are some jurisdictional wetlands onsite that will be disturbed.

SUBWATERSHED: Broad Run subshed 246

TOTAL SITE AREA / ER AREA: 24 acres / 0 acres

TREE SAVE AREA: Not provided

UNDISTURBED AREA: Not provided

PERCENT IMPERVIOUS / PERVIOUS: 10.71 acres / 13.33 acres

AREA OF DISTURBANCE: Not provided

REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: Note on Sheet

2 of ECA indicates that species and habitats were indicated in database, but not in close

proximity to site. This should be clarified.

Soils:

No. Soils name Slope Soil category Erodibility

30B Jackland 2-7% III Moderate

53B Sycoline-Kelly 2-7% II Moderate

56A Waxpool 0-2% III Slight


Water Quality – A $75 per acre monetary contribution for water quality monitoring,

stream restoration, and/or drainage improvements has been proffered.

Defined Limits of Clearing – As indicated on the GDP, approximate limits of clearing are

delineated in order to control the extent of onsite disturbance, which results in preserving

areas of intact vegetation onsite. This is especially true for the eastern/side portion of the

subject site.


Extent of Site Disturbance – Although limits of clearing are shown on the GDP, the

extent of overall clearing is more excessive than preferred.



Page B-9


Environment Plan.

Fire and Rescue Plan Analysis

Quality fire and rescue services provide a measure of security and safety that both residents and

businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and

action strategies that further the County’s goal of protecting lives, property, and the environment

through timely, professional, humanitarian services essential to the health, safety, and well-being

of the community. The plan includes recommendations relating to siting criteria, appropriate

levels of service, and land use compatibility for fire and rescue facilities. The plan also includes

recommendations to supplement response time and reduce risk of injury or death to County

residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR)

training, automatic external defibrillators (AED), and encourage installation of additional fire

protection systems—such as sprinklers, smoke detectors, and other architectural modifications.

The nearest responding fire station is Gainesville Fire & Rescue Station #4. The site is located

within the 4.0-minute response area for fire suppression and basic life support, and is within the

8.0 minute response time for advanced life support services. The Gainesville station is located

approximately 0.7 miles to the southwest of the SUP site. According to the FY 2014 figures, this

station work load capacity was at 62.7 % with four tactical units and 5,014 responses.


Response Times – The site is located within the recommended 4.0-minute response time

for fire suppression and basic life support, and within the 8.0-minute response time for

advanced life support services.

Monetary Contribution – The standard $0.61 per square foot of building area monetary

contribution for water quality monitoring, stream restoration, and/or drainage

improvements has been proffered.

Station Workload – According to the FY 2014 figures, the nearest responding station

work load capacity is 62.7%, which is well within capacity.


None identified.

On balance, this application is found to be consistent with the relevant components of the Fire

and Rescue Plan.



Page B-10

Police Plan Analysis

Residents and businesses expect a high level of police service for their community. This service

increases the sense of safety and protects community investments. The Police Plan is designed

to promote Prince William County’s public safety strategic goal to continue to be a safe

community, reduce criminal activity, and prevent personal injury and loss of life and property, as

well as to ensure effective and timely responses throughout the County. This plan encourages

funding and locating future police facilities to maximize public accessibility and police visibility

as well as to permit effective, timely response to citizen needs and concerns. The plan

recommends educational initiatives, such as Neighborhood and Business Watch, and Crime

Prevention through Environmental Design (CPTED), which encourages new development to be

designed in a way that enhances crime prevention. The plan also encourages effective and

reliable public safety communications linking emergency responders in the field with the Public

Safety Communications Center.

The Prince William County Police CPTED Manual, Crime Prevention Through Environmental

Design: A guide to safe environments in Prince William County, Virginia, can be found at

http://www.pwcgov.org/government/dept/police/Pages/CPTED.aspx. The Applicant should also

consider the use of no-trespassing signage within the community. The developer/applicant is

encouraged to pay particular attention to the CPTED manual and apply design principles during

the final site plan/design phase.

At this time, the Police Department does not believe this application will create significant

impact on calls for service.


None identified.


None identified.

On balance, this application is found to be consistent with the relevant components of the Police

Plan.

Potable Water Plan Analysis

A safe, dependable drinking water source is a reasonable expectation of County residents and

businesses. The Potable Water Plan sets out policies and action strategies that further the

County’s goal of providing an economically and environmentally sound drinking water system.

The plan includes recommendations relating to system expansion, required connections to public

water in the development area, and the use of private wells or public water in the rural area.

http://www.pwcgov.org/government/dept/police/Pages/CPTED.aspx



Page B-11

The subject property is within the Development Area of the County and is thereby required to

utilize public water to develop. Public water is available on-site from an existing 12-inch stub-

out located in the northwestern corner of the subject parcel. The Applicant must provide

confirmation of dedicated easements for the two existing 24-inch transmission mains routed

through the site before vacating the existing 25-foot ingress/egress easement. Public water shall

be provided to serve the site. Depending on the final configuration of the onsite water mains,

additional water main extensions may be required to provide adequate fire protection or satisfy

water quality requirements.

The Applicant shall plan, design and construct all on-site and off-site water utility improvements

necessary to develop the subject property and the above-listed requirements in accordance with

all applicable Service Authority, and County and State requirements, standards, and regulations.


Water Connection & Service – The Applicant has proffered to be responsible for all on-

site and off-site improvements required to provide the water service demand generated by

the development.


None identified.


Potable Water Plan.

Sanitary Sewer Plan Analysis

Appropriate wastewater and sanitary facilities provide needed public health and environmental

protections. The Sanitary Sewer Plan sets out policies and action strategies that further the

County’s goal of providing an economically and environmentally sound sanitary and stormwater

sewer system. The plan includes recommendations relating to system expansion, required

connections to public sewer in the development area, and the use of either private or public

sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area.

The subject property is within the Development Area of the County and is thereby required to

utilize public sewer to develop. Public sewer is available on-site from an existing 8-inch gravity

main located along the northwestern corner of the subject site. A sewer will be required by the

Applicant to ensure the existing sewer system has adequate capacity for the proposed

development.

The Applicant shall plan, design, and construct all on-site and off-site sanitary sewer utility

improvements necessary to develop the property and satisfy all requirements in accordance with

all applicable Service Authority, County, and State requirements, standards and regulations.



Page B-12


Sewer Connection & Service – The Applicant has proffered to be responsible for all on-

site and off-site improvements required to provide the sewer service demand generated

by the development.


None identified.


Sanitary Sewer Plan.

Transportation Plan Analysis

By providing a multi-modal approach to traffic circulation Prince William County promotes the

safe and efficient movement of goods and people throughout the County and surrounding

jurisdictions. The Transportation Plan sets out policies and action strategies that further the

County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation

system that meets the demands for intra- and inter-county trips, is integrated with existing and

planned development, and provides a network of safe, efficient, and accessible modes of travel.

The plan includes recommendations addressing safety, minimizing conflicts with environmental

and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel

modes, minimizing projected trip demand, and providing sufficient network capacity. Projects

should include strategies that result in a level of service (LOS) of “D” or better on all roadway

corridors and intersections, reduce traffic demand through transportation demand management

strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian

and bicycle pathways, and improved and coordinated access to transit facilities.

The site is accessed off of Limestone Drive with a right-in/right-out configuration and full access

off of Wentworth Green Drive. A Traffic Impact Analysis (TIA) was submitted with this

proposal.


Site Access – As proffered, access to the site shall be limited a right-in/right-out

configuration off of Limestone Drive, as shown in the site access configuration on the

General Development Plan (GDP).

Extension of Wentworth Green Drive – As proffered, the Applicant is dedicating

additional right-of-way needed for the extension and widening of Wentworth Green

Drive along the southern frontage of the site. As indicated on the GDP, right-of-way

dedication has been provided along the entire length of southern property and up the

adjacent property. This is considered favorable, as it sets up the future option if

ultimately working towards a connection with the terminus of University Boulevard.



Page B-13

Wentworth Green Drive Improvements – As proffered, the Applicant is constructing

these extensions over two phases.

Access Drive Improvements – As proffered, the proposed Wentworth Green Drive

Improvements shall include sidewalks on both sides of such access drive extending

northbound into the site.


Unresolved Left-Turn Issue – At the time of this staff report, VDOT has accepted the

revised TIA, but has rejected the proposal to prepare a traffic signal study in the area of

the proposed development. Since this study would be for VDOT only and not benefit the

County, the County does not support this. VDOT has left the decision as to whether to

extend the westbound left turn lane on the Wellington Road approach at the Limestone

intersection to the County. At this time, the County does not support this improvement

and this issues needs to be resolved.


Transportation Plan.

Materially Relevant Issues

This section of the report is intended to identify issues raised during the review of the proposal,

which are not directly related to the policies, goals, or action strategies of the Comprehensive

Plan, but which are materially relevant to the County’s responsibilities in considering land use

issues. The materially relevant issues in this case are as follows:

At the time of this staff report, there was not full resolution in regard to the westbound

left-turn lane on the Wellington Road approach at the Limestone Drive intersection.

Staff and the Applicant has been working with VDOT on the proffered details, and it is

expected that a resolution will soon be reached.



Page B-14

Agency Comments

The following agencies have reviewed the proposal and their comments have been summarized

in relevant comprehensive plan chapters of this report. Individual comments are in the case file

in the Planning Office:

County Archaeologist

PWC Fire Marshal

PWC Historical Commission

PWC Parks & Recreation

PWC Planning Office / Proffer Administration / Zoning

PWC Police / Crime Prevention

PWC Public Works – Solid Waste / Watershed / Environmental / Arborist

PWC Service Authority

PWC Transportation

Virginia Department of Transportation (VDOT)

Attachment C

Proposed Proffers dated September 8, 2016


Page C-1

PROFFER STATEMENT

RE: REZ #PLN2016-00019, Life Time Fitness at Virginia Gateway

Record Owner: Virginia Gateway Associates, L.P.

Contract Purchaser/Applicant: LTF Real Estate Company, Inc.

Property: GPIN 7497-01-3120

Brentsville Magisterial District

Approximately 24.04 acres

M-1, Heavy Industrial, to B-1, General Commercial

Date: September 8, 2016

The undersigned hereby proffers that the use and development of the subject Property shall

be in strict conformance with the following conditions, which shall supersede all other proffers

made prior hereto (including the proffers approved with REZ #PLN2004-00385 and REZ #2001-

00113) relative to the subject Property. In the event this rezoning is not granted as applied for by

the Applicant, the below described proffers shall be withdrawn and are null and void and the

proffers associated with REZ #PLN2004-00385 and REZ #2001-00113 shall remain in full force

and effect.

The headings of the proffers set forth below have been prepared for convenience or

reference only and shall not control or affect the meaning or be taken as an interpretation of any

provision of the proffers. Any improvements proffered herein shall be provided at the time of

development of the portion of the site served by the improvement, unless otherwise specified. The

terms “Applicant” and “Developer” shall include all future owners and successors in interest.

For purposes of reference in this Proffer Statement, “GDP” shall be that plan prepared by

Urban, Ltd., entitled “General Development Plan - Life Time Fitness Rezoning,” dated April,

2016, last revised September 8, 2016 (sheet 2 of 4); and “Transportation Plan” shall be that plan

prepared by Urban, Ltd., entitled “Transportation Plan - Life Time Fitness Rezoning,” dated April,

2016, last revised September 8, 2016 (sheet 4 of 4).

USE AND DEVELOPMENT

1. General Development Plan - The subject Property shall be developed in general

conformance with the GDP, subject to changes approved by the County in connection with

site plan review.

COMMUNITY DESIGN

2. Architecture - The architecture for the front façade of the building to be constructed in the

northern building envelope on the Property, as depicted on the GDP, shall be in general

conformance with the level of quality shown on the exhibit entitled “Conceptual Exterior

Building,” dated August 2016. Modifications may be permitted to the building features

such as, but not limited to, the number, location and dimensions of windows, doors, number

of building stories and other architectural features and details provided the overall quality

is maintained. Additional changes to the architecture may be approved by the Planning

Director. Compliance with this proffer shall be evidenced with the submission to the

Attachment C



Page C-2

Planning Office of building elevations prior to the issuance of the building permit release

letter.

3. Height - Pursuant to Zoning Ordinance Section 32-400.03.2 and 400.03.5, the maximum

height of any building to be constructed on the Property, may be sixty feet (60'), provided

that the minimum setbacks in the B-1 District are met. Such other higher building height

over 60 feet may be permitted, provided that any structure above 60 feet in height shall be

setback a minimum of 20 feet plus one foot for every foot in height above 60 feet from all

property lines.

4. Monument Signage - Pursuant to Zoning Ordinance Section 32-250.23, the Applicant may

construct up to four (4) monument and/or entry feature signs in the general locations

depicted on the GDP. Said signage shall be in general conformance with the elevations

entitled “Illustrative Monument/Entry Signage Elevations,” dated July 28, 2016. The

monument signs and/or entry features shall incorporate masonry construction and may

have project identification signage and/or multiple tenant panels.

5. Facade Signage - Pursuant to Zoning Ordinance Section 32-250.23, the Applicant may

construct up to six (6) façade signs on the building to be constructed in the northern

building envelope on the Property, as depicted on the GDP. The façade signage shall be in

general conformance with the elevations entitled “Illustrative Façade Sign Elevations,”

dated July 28, 2016, consisting of two sheets. The sign copy, colors and corporate logos

may change.

TRANSPORTATION

6. Limestone Drive Entrance - Vehicular access to the Property from Limestone Drive shall

be limited to right in/right out, as shown on the GDP or as otherwise approved by the

County.

7. Extension of Wentworth Green Drive

a. Dedication - The Applicant shall dedicate, at no cost to the Prince William County

Department of Transportation (hereinafter, “County Transportation”) or the

Virginia Department of Transportation (hereinafter, “VDOT”), public road right-

of-way for Wentworth Green Drive in the location shown on the Transportation

Plan and up to the maximum width shown on the Transportation Plan. Said right

of way shall be dedicated to the County prior to or concurrent with the first final

site plan for the Property.

b. Design and Construction - The Applicant shall provide the design and engineering

for the extension of Wentworth Green Drive on the Property as a modified CI-1

standard, as shown on the Transportation Plan and/or as otherwise modified or

waived by County Transportation and/or VDOT in connection with final

engineering and plan approval (“Wentworth Green Drive Improvements”). The

Wentworth Green Drive Improvements shall include a sidewalk on the northern

Attachment C



Page C-3

side, but need not include a sidewalk on the southern side unless, at the time of

submittal of the design and engineering plans for the Wentworth Green Drive

Improvements, an off-site extension of Wentworth Green Drive has been

constructed (by others) from future University Drive, to the eastern Property line.

The design and engineering plans for the Wentworth Green Drive Improvements

shall be provided to the County for review with the first final site plan for the

Property.

c. Construction - The Applicant may phase construction of the Wentworth Green

Drive Improvements as follows:

i. Phase I Construction: Subject to County Transportation and VDOT

approval, the Applicant shall construct the first phase of the Wentworth

Green Drive Improvements (depicted as Phase 1 on the Transportation

Plan), within existing and proposed right-of-way (“Wentworth Green Drive

Phase 1 Improvements”). The Wentworth Green Drive Phase 1

Improvements shall be completed prior to issuance of the first occupancy

permit for a building in the northern building envelope on the Property, or

such later date approved by County Transportation. For purposes of this

proffer, “completed” shall mean that the improvements are constructed in

accordance with approved plans and are open to traffic, but not necessarily

accepted into the State system for maintenance.

ii. Phase II Construction: Subject to County Transportation and VDOT

approval, the Applicant shall construct the second phase of the Wentworth

Green Drive Improvements (depicted as Phase 2 on the Transportation

Plan), within existing and proposed right-of-way (“Wentworth Green Drive

Phase 2 Improvements”). The Wentworth Green Drive Phase 2

Improvements shall be completed prior to issuance of an occupancy permit

for the first building within the southern portions of the Property labeled as

“Future Development” on the Transportation Plan, or such later date

approved by County Transportation. For purposes of this proffer,

“completed” shall mean that the improvements are constructed in

accordance with approved plans and are open to traffic, but not necessarily

accepted into the State system for maintenance.

d. Access Drive: The drive providing vehicular access to the Property from the

proposed Wentworth Green Drive Improvements shall include sidewalks on both

sides of such access drive. The construction of the sidewalks along the access drive

may be phased as follows: (i) the Applicant shall provide the sidewalk on the

western side of the access drive with the initial construction of the access drive; and

(ii) the Applicant shall construct the sidewalk on the eastern side of the access drive

concurrently with its construction of the Wentworth Green Drive Phase 2

Improvements as described above.

Attachment C



Page C-4

FIRE & RESCUE

8. Monetary Contribution - The Applicant shall make a monetary contribution to the Prince

William Board of County Supervisors in the amount of $0.61 per square foot to be used

for fire and rescue services. Said contribution shall be based on the size of the buildings

shown on the applicable site plan(s) (excluding any structured parking) and shall be paid

prior to and as a condition of the issuance of a building permit for such building.

ENVIRONMENTAL

9. Monetary Contribution - The Applicant shall make a monetary contribution to the Prince

William Board of County Supervisors in the amount of $75.00 per acre for water quality

monitoring, drainage improvements and/or stream restoration projects. Said contribution

shall be made prior to and as a condition of final site plan approval with the amount to be

based on the acreage reflected on the site plan.

10. Stormwater Management - The Applicant shall provide stormwater management off-site

per PWC Plan #01‐00217 and/or on-site.

11. Limits of Clearing - The Applicant shall limit clearing and grading within those areas

depicted on the GDP as LOC, subject to minor revisions in accordance with final

engineering considerations at the time of plan review and approval. No clearing or

improvements shall be made within the limits of clearing, without County approval, with

the exception of: (a) the removal of noxious vegetation, such as poison ivy, poison oak,

etc., as well as dead, dying or hazardous trees; and/or (b) the installation and maintenance

of storm sewer lines, SWM facilities or dry utilities.

WATER AND SEWER

12. Water and Sewer - The Property shall be served by public sanitary sewer and water, and

the Applicant shall be responsible for those improvements required in order to provide such

service for the demand generated by the development of the Property.

MISCELLANEOUS

13. Escalator - In the event the monetary contributions set forth in the Proffer Statement are

paid to the Prince William County Board of County Supervisors within 18 months of the

approval of this rezoning, as applied for by the Applicant, said contributions shall be in the

amounts as stated herein. Any monetary contributions set forth in the Proffer Statement

which are paid to the Board after 18 months following the approval of this rezoning shall

be adjusted in accordance with the Urban Consumer Price Index (“CPI-U”) published by

the United States Department of Labor, such that at the time contributions are paid, they

shall be adjusted by the percentage change in the CPI-U from that date 18 months after the

approval of this rezoning to the most recently available CPI-U to the date the contributions

are paid, subject to a cap of 6% per year, non-compounded.

Attachment D – GDP


Page D-1

Attachment D – GDP


Page D-2

Attachment E – Illustrative Plan


Page E-1

Attachment F – ECA Plan Maps


Page F-1

Attachment F – ECA Plan Maps


Page F-2

Attachment G – Building Elevations


Page G-1

Attachment H – Signage Elevations


Page H-1



Page H-2



Page H-3

Attachment I – Historical Commission Resolution


Page I-1

Attachment I – Historical Commission Resolution


Page I-2

Documents

COUNTY OF PRINCE WILLIAM - eservice.pwcgov.orgeservice.pwcgov.org/planning/documents/REZ2016-00019.pdfRE: Rezoning #REZ2016-00019, Lifetime Fitness at Virginia Gateway Brentsville