BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT. Jennifer Hawkins, Image Brite Inc.

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1 Date of Hearing: May 9, 2018 #7 BOARD OF SUPERVISORS PUBLIC HEARING STAFF REPORT SUBJECT: ELECTION DISTRICT: SIDP , Extra Space Storage Ashburn Sign Development Plan Broad Run CRITICAL ACTION DATE: May 9, 2018 STAFF CONTACTS: APPLICANT: Richard W. Hancock, AICP, Project Manager, Planning & Zoning Ricky Barker, AICP, Director, Planning & Zoning Jennifer Hawkins, Image Brite Inc. PURPOSE: The applicant requests to modify sign standards for a previously approved miniwarehouse facility. The proposal includes a Sign Development Plan (SIDP) to modify the quantity and aggregate size as permitted under the Revised 1993 Loudoun County Zoning Ordinance (Ordinance) and to permit a five-foot wall projection for a wall sign. RECOMMENDATIONS: Planning Commission: At the Planning Commission (Commission) Public Hearing on April 17, 2018, the Commission forwarded (8-0-1: Sisely absent) the application to the Board of Supervisors (Board) with a recommendation of approval subject to the Conditions of Approval (Conditions) and based on the Findings for Approval. Staff: Staff supports Board approval subject to the Conditions dated April 17, 2018, (Attachment 1) and based on the Findings for Approval (Attachment 2). The applicant is in agreement with the Conditions of Approval. The application is ready for action.

2 Item #7, SIDP , Extra Space Storage Ashburn Sign Development Plan Board of Supervisors Public Hearing May 9, 2018 Page 2 APPLICATION INFORMATION: APPLICANT: Adart Dena Luther Dena.luther@adart.com APPLICANT/REPRESENTATIVE: Image Brite Inc. Jennifer Hawkins jcanada@imagebrite.net PARCELS/ACREAGE: Tax Map Number PIN Acreage /93//10////13/ ACCEPTANCE DATE: September 20, 2017 ZONING ORDINANCE: Revised 1993 POLICY AREA: Suburban (Ashburn Community) LOCATION: Centergate Drive, Ashburn, VA EXISTING ZONING: Planned Development Industrial Park (PD-IP) AI (Airport Impact) Overlay District outside of but within one (1) mile of the Ldn 60 noise contour PLANNED LAND USE: Keynote Employment uses at a recommended Floor Area Ratio (FAR) of 0.4 to 1.0 CONTEXT: Location/Site Access The subject property is located west of the intersection of the Dulles Greenway and Loudoun County Parkway. It is accessed to the west off of Centergate Drive. The subject property is zoned PD-IP under the Ordinance. Existing Conditions The subject is recently developed as a mini-storage facility with associated parking and landscaping. The building contains one existing wall sign on the Freedom Station Plaza elevation (Refer to Figure 3). Surrounding Properties The surrounding properties are zoned Planned Development Transit Related Center (PD-TRC), Planned Development Office Park (PD-OP), and PD-IP and built with a mix of residential, commercial, and retail service uses. The property is in close proximity to the future Ashburn Metro Station. Directions From central Leesburg travel east on East Market Street, continuing on Harry Bird Highway (Route 7) almost seven miles to Loudoun County Parkway. Travel south for approximately 5.3 miles, crossing over Dulles Greenway (Route 267), to the intersection with Barrister Street and Centergate Drive. Turn right, heading north on Centergate Drive. The site is on the left side of the road in about a quarter mile.

3 Item #7, SIDP , Extra Space Storage Ashburn Sign Development Plan Board of Supervisors Public Hearing May 9, 2018 Page 3 Figure 1: Vicinity Map PROPOSAL: The applicant proposes a SIDP to establish alternate sign standards for a ministorage facility (see Attachment 3). The proposed changes are: 1. Three wall signs instead of one, 2. Total sign area to exceed the current standard of one-half square foot per linear foot of building public street frontage ( square feet instead of square feet), 3. Attach a 3.65 square foot sign, identifying where the office is located, to the canopy above the door up to four feet from the building wall (Refer to Figure 2, Sign 3).

4 Item #7, SIDP , Extra Space Storage Ashburn Sign Development Plan Board of Supervisors Public Hearing May 9, 2018 Page 4 Figure 2: Three Proposed Wall Signs (See Also Figures 3 & 4 below) Signs 1 & 2: Wall sign (96 SF) Sign 3: Canopy sign (3.65 SF) BACKGROUND: On July 15, 2015, the Board approved (9-0) a Minor Special Exception request (SPMI ) to permit a 109,000 square foot Storage, Mini-warehouse facility in the PD-IP (Planned Development Industrial Park) zoning district and a Zoning Modification (ZMOD ) to allow a vehicular drive aisle inside the building that is not climate controlled. Planning Commission: At the Commission Public Hearing on March 27, 2018, the Commission forwarded (8-0-1: Sisley absent) the application to the Board with a recommendation of approval. No members of the public spoke regarding this item. There was no Commission discussion. The applicant has not held any community meetings. Staff has received no comments on Loudoun Online Land Application System (LOLA). The staff reports and associated attachments can be viewed online on LOLA at search SIDP OUTSTANDING ISSUES: There are no outstanding issues related to this application. The proposed SIDP meets the criteria for approval as found in the Ordinance. POLICY ANALYSIS: Sign Development Plan (SIDP) Criteria for Approval - Zoning Ordinance Section (E)(1) of the Revised 1993 Loudoun County Zoning Ordinance states that in considering a sign development plan, six (6) factors shall be given reasonable consideration. These criteria for approval are organized below by category, followed by Staff s analysis.

5 Item #7, SIDP , Extra Space Storage Ashburn Sign Development Plan Board of Supervisors Public Hearing May 9, 2018 Page 5 A. Site Identification and Compatibility: (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. Analysis The existing 107,629 square foot building has a 219-foot building frontage along Centergate Drive and a 311-foot frontage along Freedom Station Plaza. Since Freedom Station Plaza is not a public street, the building frontage does not contribute to the total allowable signage. The building is also limited to one sign. Figure 3: Street View of Facility As illustrated in the elevations below, the additional signage is in scale with the size of the building and is not overly redundant or competing for visual attention, which is consistent with the applicable criteria. Figure 4: Proposed Elevations South elevation (facing Freedom Station Plaza) East elevation (facing Centergate Drive)

6 Item #7, SIDP , Extra Space Storage Ashburn Sign Development Plan Board of Supervisors Public Hearing May 9, 2018 Page 6 B. Environmental: (E)(1)(d) Address impacts to the night sky. (e) Incorporate energy efficient measures, where possible. Analysis As stated in the applicant s Statement of Justification (Attachment 4) and shown in the proposed SIDP (Attachment 3), the signs are wall mounted and are illuminated by low voltage light-emitting diode (LED) lighting consistent with the applicable criteria. ZONING ANALYSIS: The applicant has provided a SIDP, updated sign matrix, and response letters to address staff comments. Other than the regulations specifically modified by this application, the SIDP is in conformance with the requirements of the Ordinance. DRAFT MOTIONS: 1. I move that the Board of Supervisors forward SIDP , Extra Space Storage Ashburn Sign Development Plan, to the June 5, 2018, Board of Supervisors Business Meeting for action. OR 2a. I move that the Board of Supervisors suspend the rules. AND 2b. I move that the Board of Supervisors approve SIDP , Extra Space Storage Ashburn Sign Development Plan, subject to the Conditions of Approval dated April 17, 2018, and based on the Findings for Approval provided as Attachments 1 and 2 to the May 9, 2018, Board of Supervisors Public Hearing Staff Report. OR 3. I move an alternate motion. ATTACHMENTS: 1. Conditions of Approval (April 17, 2018) 2. Findings for Approval 3. Sign Development Plan and Matrix (April 17, 2018) 4. Statement of Justification 5. Review Agency Comments

7 CONDITIONS OF APPROVAL SIDP , Extra Space Storage Ashburn Sign Development Plan April 17, Substantial Conformance. The sign and sign standards (size, height, location, number, colors, material, etc.) for the signs placed on the Subject Property shall be in substantial conformance with sheets 1 through 8 of the Sign Development Plan entitled Extra Space Storage prepared by Ad Art, dated December 20, 2016, and revised through April 17, 2018 (the Sign Plan ). Approval of this application for the parcel identified as Tax Map Number /93//10////13/ (PIN: ) (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 Revised 1993 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 Plan and/or in these conditions for signs that are otherwise permitted and is not intended to approve the use or placement of any signs that are not specified in the Sign Plan and permitted under Section 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 Plan. In the event of a conflict between the approved Sign Plan and the Zoning Ordinance, other than with respect other specific modifications of standards approved in this application, the provisions of the Zoning Ordinance shall apply. 2. Sign Lighting. Lighting used to illuminate signs identified within the Sign 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 used 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. Attachment 1

8 FINDINGS FOR APPROVAL SIDP , Extra Space Storage Ashburn Sign Development Plan 1. The proposed signage is generally consistent with the policies of the Revised General Plan. The SIDP establishes coordinated wayfinding to assist patrons. 2. The proposed signs meet the Sign Development Criteria for Approval as found in the Revised 1993 Loudoun County Zoning Ordinance. 3. The additional signage is in scale with the size of the building. Attachment 2

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17 Extra Space Storage SIDP Sign Requirements Matrix Sign Category Total Aggregate Sign Area Max. Number of Signs Max. Area of Any One Sign Illumination Permitted Type Permitted Max Height 2/1/2018 (3) SIGNs FOR COMMERCIAL OFFICE AND INDUSTRIAL USES Flex/Industrial/Warehouse/Data center Buildings and Signs for Business in MR-HI, PD-IP, and PD-GI 1/2 SF / LF of Building Frontage 1 / Tenant 100 SF Yes Building Mounted Roofline Existing Permitted Sign #1 - Sheet 2 Extra Space Storage channel letters 96.0 SF vs SF allowed SF Yes Building Mounted Roofline Proposed Sign #2 - Sheet 3 & 4 Extra Space Storage channel letters SF vs SF allowed SF Yes Building Mounted Roofline Proposed Sign #3 - Sheet 3 & 6 Office channel letters SF vs SF allowed SF Yes Buidling Mounted Roofline - will not extend over 5' extended from wall

18 Extra Space Storage - Ashburn, VA. SIDP Extra Space Storage 02/01/2018 SIDP STATEMENT OF JUSTIFICATION To Whom It May Concern: Please review this letter and all attachments regarding a Sign Variance for the Extra Space Storage located in the Dulles Parkway Center Subdivision, Loudoun County, VA. Below is a summary of the existing site features and statement of justification. Total building size is 107,629 square foot. The additional (2) signs being requested is for Office identification and to have a sign on the Front elevation of the building which is 218'-8" long. All requested signs are standard for Extra Space Storage per corporate guidelines. The justifications are as follows: 1) To assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion; The Extra Space Storage building has the pleasing esthetics to conform with the overall community 100k and is extremely large with one side of the building facing Freedom Station Plaza and the Front portion of the building containing the Office Entrance facing Centergate Drive. In light of the office's location related to the currently permitted sign facing Freedom Station Plaza, Extra Space believes it is necessary to have identification on both elevations. The request for the larger sign, sq ft. as opposed to the allowed I09.65 sq ft., is for the sign to be visible since it is being placed on the second story of building front. 2) To clearly identify places of business or communities, while avoiding unnecessary redundancy' Each sign faces a separate direction from which customers would be able to locate business as well as identify the Office. Each sign is tastefully designed and of reasonable size. 3) Demonstrate compatibility with, and be subordinate to, the structures and land uses referenced by the sign; Included in this submission are drawings and renderings of the signs which demonstrate the harmony of the signage with the architecture and purpose of the sign. 4) Address impacts to the night sky, Each sign is illuminated internally and faces horizontal to the ground so light doesn't project upwards, The lighting is typical for these types of signs and does not emit an excessive amount of light. 5) Incorporate energy efficient measures, where possible; and Each sign is illuminated by low voltage LED lighting which consumes a minimum amount of power. 6) Provide a sufficient number of graphic messages or displays Without creating competing demands for visual attention. The signs will only be used for locating the building from road, lots, and identifying the Main Office. Attachment 4

19 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: February 21, 2018 TO: FROM: CC: SUBJECT: Richard W. Hancock, Project Manager, Land Use Review Chris Blough, Planner, Zoning Administration Chris Mohn, Deputy Zoning Administrator SIDP , Extra Space Storage Ashburn, 3 rd Submission Pin #: Tax Map #: /93//10////13/ The Applicant requests approval of a sign development plan (SIDP) under Section (E) of the Revised 1993 Loudoun County Zoning Ordinance. Staff reviewed the Statement of Justification and the SIDP and provides the following comments. GENERAL COMMENTS 1. Please clarify the proposed maximum size for Sign #3, 11.5 Channel Letters Raceway Mounted. The dimensions of the sign shown on the illustration on Sheet 6 show an 11 ½ x 3 93/4 sign, compared to the sign s labelled dimension, which shows the sign as 3.65 SF, compared to the proposed maximum dimensions of the sign shown in the sign matrix, which shows the maximum area of the sign will be permitted at 3.4 SF. Please ensure that the proposed area of the sign is consistently labelled in the matrix, in the labelled size of the illustration, and in the calculated area based on the shown dimensions. a. Zoning staff advises the applicant that until the proposed sign dimensions/area are clarified and are shown consistently across the sign matrix and illustrations, the proposed SIDP may not be ready for public review. Moving forward with sign plan application materials showing inconsistencies between proposed dimensions may result in the delay in the issuance of any permits or the inability for staff to issue permits without clearly stated proposed sign regulations in the SIDP. 2. According to the proposed matrix, the applicant is using a Total Aggregate Sign Area calculation for the sign category Flex/Industrial/Warehouse/Data center Buildings and Signs for Business in MR-HI, PD-IP, and PD-GI based on ½ SF per LF of Building Frontage (taken from Section (D) in the Zoning Ordinance). In cases where a building may sit on a lot fronting multiple public roads (maintaining access to multiple public roads), separate total aggregate sign areas would be calculated per building front. Since the existing building fronts on both Freedom Station Plaza and Centergate Drive, the total aggregate sign area calculation for the building front along Freedom Station Plaza would be 155.5, and the total aggregate sign area calculation for Attachment 5

20 Centergate Drive would be SF. Please revise the listed total aggregate sign area to reflect the correctly calculated numbers. 3. Please provide a comment response letter/sheet for future submissions, so that the applicant and staff may accurately track revisions from submission to submission.

21 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: October 5, 2017 TO: FROM: CC: SUBJECT: Richard W. Hancock, Project Manager, Land Use Review Chris Blough, Planner, Zoning Administration Chris Mohn, Deputy Zoning Administrator SIDP , Extra Space Storage Ashburn Pin #: Tax Map #: /93//10////13/ The Applicant requests approval of a sign development plan (SIDP) under Section (E) of the Revised 1993 Loudoun County Zoning Ordinance. Staff reviewed the Statement of Justification and the SIDP and provides the following comments. GENERAL NOTES: (D) General Notes #3 states that For the purpose of locating building mounted signs, no part of the sign shall extend above or beyond the perimeter of the wall to which it is attached. MATRIX For sign #3 in the SIDP 11.5 Channel Letters Raceway Mounted, provide dimensional information that shows the projection of the sign from the building versus the perimeter of the building wall. 2. Date the sign matrix. 3. Section (E)(2) requires that Sign Development Plans include A comparison chart of the proposed sign regulations in relation to the ordinance regulations. In the SIDP matrix, list each proposed sign separately, and include separately for each sign the maximum area permitted by the ordinance versus the maximum area of the proposed sign, and the classification of the each sign using the sign typologies provided in the Zoning Ordinance. For example, if the proposed sign is a building mounted sign under the Flex/Industrial/Warehouse/Data Center Buildings and Signs for Business in MR-HI, PD-IP, and PD-GI category, label it as a building mounted sign in the matrix. 4. Number label each sign in the sign matrix so that the matrix correlates with the number labels in the other provided materials. For example, if the existing 36 Channel Letters Flush Mounted sign is shown as Sign #2 on Sheet 4 of the provided packet, label the sign similarly in the provided matrix.

22 Hancock, Richard From: Williams, Kelly S. Sent: Thursday, September 28, :43 AM To: Hancock, Richard Cc: Garcia, Christopher Subject: SIDP Extra Space Storage Rick, I have reviewed the sign plan for the Extra Space Storage and have no comments. Community Planning defers to Zoning Staff for full evaluation of the proposal. Thanks, Kelly Kelly Williams Planner, Community Planning Division Department of Planning & Zoning 1 Harrison Street S.E., 3 rd Floor Leesburg, Va Office: (703) Visit us on the web (click image): 1

23 Hancock, Richard From: Sent: To: Cc: Subject: Rutyna, Mark Tuesday, October 24, :13 AM Hancock, Richard Wollard, Gregg; Cooper, Michael SIDP EXTRA SPACE STORAGE ASHBURN Rick, Thank you for the opportunity to comment on EXTRA SPACE STORAGE ASHBURN, located at the approximate intersection of the Dulles Greenway and Loudoun County Parkway, and the proposal to affix two new LED signs to an existing building. The Airports Authority understands that the new signage will not emit light into the sky that would cause glare issues to pilots and does not object to the proposal. If you have any questions, please let me know. Thank you. Mark Rutyna, CAPM, C.M. Airport Planner 1 Aviation Circle, MA-32D Washington, DC T: F: Mark.Rutyna@mwaa.com mwaa.com 1