BOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM. Consideration of a Board Initiated Zoning Concept Plan Amendment for Moorefield Station

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1 Date of Meeting: April 4, 2017 # 3 BOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM SUBJECT: ELECTION DISTRICT: CRITICAL ACTION DATE: STAFF CONTACTS: Consideration of a Board Initiated Zoning Concept Plan Amendment for Moorefield Station Broad Run At the pleasure of the Board Steve Barney, Project Manager, Planning and Zoning Ricky Barker, AICP, Director, Planning and Zoning PURPOSE: Consider initiation by the Board of Supervisors (Board) of a Zoning Concept Plan Amendment (ZCPA) of the approved proffers and Concept Development Plan (CDP) associated with the planned Moorefield Station development in order to: 1. Facilitate construction and access to the Ashburn South parking garage and the Route 772 Transit Connector Bridge over the Dulles Greenway; and assist with general connectivity and access to the Ashburn (Route 772) Metrorail Station. 2. Address other minor amendments to the proffers and CDP proposed by the Claude Moore Charitable Foundation (Foundation) with no resulting change in development density. RECOMMENDATIONS: Staff: Staff recommends initiation of a ZCPA by the Board for necessary proffer and CDP revisions for the following reasons: 1. The revisions would support the development and operations of the Ashburn Metrorail Station; and 2. The amendments to the approved development plans for Moorefield Station would better implement the project with no change in development density. BACKGROUND: Moorefield Station is a 592-acre planned development located southwest of the Dulles Greenway (Route 267), north of Loudoun County Parkway, and east of Old Ryan Road (Route 772). The approved Moorefield rezoning (ZMAP ) established the groundwork for a mixed-use transit oriented development around the future Ashburn Metrorail Station. The area that would be subject to this amendment is shown in the Vicinity Map included as Attachment 1.

2 Item 3: Consideration of a Board Initiated Zoning Concept Plan Amendment for Moorefield Station Board of Supervisors Business Meeting April 4, 2017 Page 2 In recent years, multiple County departments have been working with the Foundation to review and discuss the implementation of the Dulles Rail Phase 2 project in relation to the phased development of Moorefield Station. In the course of these collaborative efforts, the County and the Foundation have been able to advance the construction of the local road network which will include pedestrian facilities, relocate stormwater management facilities to the East Regional Pond and generally prepare for access to the Metrorail Station and future development in the Metrorail Tax District. Staff has identified the need for additional right-of-way for the Transit Connector Bridge which connects both sides of the future rail station, Moorefield Station to the south and Gramercy District and Loudoun Station to the north. The Foundation has agreed to provide this needed right-of-way and grant additional access to the County-owned transit site which is beneficial to the County. In addition, the Foundation has identified the need for various minor amendments to the proffer statement and CDP as further described below. Staff finds that it is in the best interest of the County for the Board to initiate a ZCPA and coordinate with the Foundation to amend the proffer statement and CDP for Moorefield Station. Staff-identified changes that should be made to the proffers and CDP are as follows: 1. Granting of easements for additional access to the County-owned Ashburn Station site located within the overall Moorefield development; 2. Additional dedication of land to the County by the Foundation around the base of the 772 Connector Bridge deemed necessary after final design; 3. Temporary use of Foundation land by the County as an equipment and material staging area during the County's construction of its future parking garage; and 4. Pre-planning and construction of utility sleeves in order to support the County parking garage which will extend under the access roadway planned on the north side of the proposed garage. Also, as noted in its March 2, 2017 letter to the County (Attachment 2), the Foundation seeks the following amendments to the proffers and CDP: 5. Timing of dedication of previously proffered right-of-way (construction has begun and this revision would not affect proffered construction delivery dates); 6. Clarification of areas of ambiguity including technical revisions deemed necessary by County staff and the Foundation; 7. Make minor changes to the locations of residential and commercial blocks in the Transit- Designed Supportive Area (TDSA) and increase/decrease floor area ratio (FAR), as permitted by the Zoning Ordinance, without changing the maximum number of residential units or altering the cap on overall density as shown on Exhibit D approved with ZCPA , which remains at no more than 3,250,000 square feet of floor area in the TDSA; and

3 Item 3: Consideration of a Board Initiated Zoning Concept Plan Amendment for Moorefield Station Board of Supervisors Business Meeting April 4, 2017 Page 3 8. Correction/clarification to earlier Zoning Ordinance modifications of the PD-TRC (Planned Development Transit Related Center) district standards. Other amendments that would not result in changes to the overall density of the development nor significantly change the street network may also be considered, such as converting the easternmost blocks of Malone Street and Jefferson Park Drive (formerly the east/west segment of Vinegar Hill Drive) to private streets. Staff is supportive of including the Foundation s request for these additional amendments within a Board-initiated ZCPA because these changes would result in improvements to the Moorefield development with no change in overall density. The Board previously initiated and approved a ZCPA for Moorefield Station to facilitate transportation network revisions to provide access to the Ashburn Metrorail Station (ZCPA , approved July 16, 2014). This amendment included changes to roadway network alignments, roadway construction phasing, and sub-area boundaries with no resulting increase in approved residential density or non-residential floor area. ISSUES: As details of the Phase 2 Metrorail Silver Line continue to be resolved, this recommended ZCPA is an important component in ensuring needed County access for the construction of the Transit Connector Bridge, the commuter parking garage, and the Ashburn Metrorail Station site. Design changes have resulted in the need for dedication of additional land to allow for the construction of the Transit Connector Bridge and roundabout at the intersection of Moorefield Boulevard and Metro Center Drive. Moreover, it has become apparent that the County will need short-term use of the block adjacent to the County parking garage site (which the Foundation has indicated that it is willing to provide) as a staging area for garage construction. A utility sleeve underneath a planned access road will also be necessary for the garage. Additionally, the County has identified the need for a vehicular access easement to the southern portion of the Transit Center site to facilitate future use of this area. During the process of implementing the Moorefield Station proffers and CDP, the Foundation has identified the need for various minor changes to the Moorefield development for the purposes of clarifying elements of the proffers and CDP including canopy and street tree requirements, the revision or elimination of outdated proffers related to dry hydrants, and other technical revisions to the proffers. Additionally, the Foundation seeks to make minor changes to the locations of residential and commercial blocks in the TDSA and to increase/decrease FAR without altering the overall FAR of the TDSA or the maximum number of residential units permitted. The Foundation also has identified the need to convert the easternmost blocks of Malone Street and Jefferson Park Drive (formerly the east/west segment of Vinegar Hill Drive) to private streets. Both the County and the Foundation have found that the proffered dedication timeframes for some road segments should be adjusted to account for current easement and access needs; however, this change would not affect the road completion schedule. Staff recommends that the processing of the ZCPA application commence immediately to support the development and operations of the future Ashburn Metrorail Station and to facilitate the development of the Moorefield Station project.

4 Item 3: Consideration of a Board Initiated Zoning Concept Plan Amendment for Moorefield Station Board of Supervisors Business Meeting April 4, 2017 Page 4 FISCAL IMPACT: The fiscal impact to the County of this application would be the cost of processing the application should the Board of Supervisors elect to waive the land development application submission fee of $20,575 based on proffer amendments of non-residential components of the Moorefield Station project. The County would also realize significant costsavings associated with the dedication of additional right-of-way, the temporary staging area and utility sleeves for the proposed garage, and the granting of additional access easements to the County-owned Transit Station Site. ALTERNATIVES: The Board may initiate the ZCPA or direct an alternative approach. DRAFT MOTIONS: 1. I move that the Board of Supervisors initiate a Zoning Concept Plan Amendment of the planned Moorefield Station development on behalf of the Claude Moore Charitable Foundation and to coordinate with the Claude Moore Charitable Foundation to complete revisions to the proffer statement and Concept Development Plan as necessary to support the development and operations of the planned Ashburn Metrorail Station and to address other minor changes as identified by the Foundation and/or County Staff. OR 2. I move an alternate motion. ATTACHMENTS: 1. Vicinity Map 2. Letter from Claude Moore Charitable Foundation dated March 2, 2017

500 1,000 1,500 Ryan Park Center Broadlands WY

O RD Ashburn Station RD RY AN OL D PROJECT

Center Moorefield Station Y OUNTY PKW Loudoun

Attachment 1 E SQ MAISON CARRE LOUDOUN C L

5 500 1,000 1,500 Ryan Park Center Broadlands WY PK SH ELL HO R HA N RE VI E W ² 2,000 Feet M O O RD Ashburn Station RD RY AN OL D PROJECT SITE 267 CE ER NT GATE DR Dulles Parkway Center Moorefield Station Y OUNTY PKW Loudoun Valley Estates 1 CKETTS BRIDGE CIR U L Attachment 1 E SQ MAISON CARRE LOUDOUN C L Loudoun Station M " CROSON LN YP E L RT Ä 0 Loudoun Parkway Center

6 Claude Moore CHARITABLE FOUNDATION Random I!ills Road, Suite 520 I Fairfax V ;\ I (Phone): I (Fax): March 2, 2017 Mr. Charles Yudd Deputy County Administrator Loudoun County 1 Harrison Street, SE Leesburg, VA RE: Potential ZCP A, Concept Plan and Proffer Amendments - Moorefield Station Dear Mr. Yudd: Over the past years, the Claude Moore Charitable Foundation has been working with Loudoun County to address County needs for both temporary and permanent use of land in Moorefield to support Metro related transportation infrastructure and parking. These County needs have included dedication by the Foundation of real property for the County Public Use Site, County Transit Site and Public Safety Site and delivery of water and sewer to each, dedication of right of way and construction coordination for the road infrastructure, and early construction of the Eastern Regional Pond for the treatment and retention of storm water. It has come to the Foundation's attention that the County has needs for both permanent and temporary use of additional land in Moorefield owned by the Foundation. The County needs include the following: 1. Future granting of easements for additional access to the County Transit Site through the Foundation's property; 2. Additional dedication of land to the County by the Foundation around the base of the 772 Connector Bridge deemed necessary after final design; 3. Temporary use of Foundation land by the County as a staging area during the County's construction of its future parking garage; and 4. Pre-planning and construction of utility sleeves to support the County parking garage under roadway already promised in the Moorefield proffers, for which construction will begin shortly. Board of Trustees Peter A. Arntson Gary W. Brown Guy M. Gravett Leigh B. Middleditch, Jr. J 1xecutive Director J. Hamilton Lambert Dcputy Dircctor and Chid Lcgal Counsel Anne Reilly Jones Deputy I \xecutivc Director of Operations Randolph A. Sutliff Deputy I (xecutivc Director of Giving K. Lynn Tadlock Attachment 2

PLANNING COMMISSION WORK SESSION

DEPARTMENT OF BUILDING AND DEVELOPMENT Date of Meeting: STAFF REPORT PLANNING COMMISSION WORK SESSION SUBJECT: ELECTION DISTRICT: FIDP-2016-0002, Ashburn Station North Broad Run CRITICAL ACTION DATE: STAFF