The Target Corporation

APPLICATION ACCEPTED: January 3, 2019 PLANNING COMMISSION: May 22, 2019

County of Fairfax, Virginia

May 8, 2019

STAFF REPORT

APPLICATION CSPA 2007-LE-007

LEE DISTRICT

APPLICANT: The Target Corporation

PRESENT ZONING: PDC, HC, and SC

PARCELS: 90-2 ((12)) 2

ACREAGE: 13.65 acres

PLAN MAP: Transit Station Mixed Use

PROPOSAL: The applicant seeks approval of a Comprehensive Sign Plan Amendment for building mounted signs on a portion of the Springfield Town Center.

STAFF RECOMMENDATIONS:

Staff recommends approval of CSPA 2007-LE-007, subject to the proposed development conditions in Appendix 1.

It should be noted that it is not the intent of staff to recommend that the Planning Commission, in adopting any conditions, relieve the applicant/owner from compliance with the provisions of any applicable ordinances, regulations, or adopted standards.

It should be further noted that the content of this report reflects the analysis and recommendation of staff; it does not reflect the position of the Planning Commission.

The approval of this rezoning does not interfere with, abrogate or annul any easement, covenants, or other agreements between parties, as they may apply to the property subject to this application.

Daniel S. Creed

Department of Planning and Zoning Zoning Evaluation Division 12055 Government Center Parkway, Suite 801 Fairfax, Virginia 22035-5509 Excellence * Innovation * Stewardship Phone 703-324-1290 FAX 703-324-3924 Integrity * Teamwork * Public Service www.fairfaxcounty.gov/dpz/

For information, contact the Zoning Evaluation Division, Department of Planning and Zoning, 12055 Government Center Parkway, Suite 801, Fairfax, Virginia 22035-5505; (703) 324-1290; TTY 711 (Virginia Relay Center).

Americans with Disabilities Act (ADA): Reasonable accommodation is available upon 48 hours advance notice. For additional information on ADA call (703) 324-1334 or TTY 711 (Virginia Relay Center).

Comprehensive Sign Plan Amendment Applicant: THE TARGET CORPORATION Accepted: 01/03/2019 CSPA 2007-LE-007 Proposed: AMEND COMPREHENSIVE SIGN PLAN ASSOCIATED WITH CSP 2007-LE-007 Area: 13.65 AC; DISTRICT - LEE Zoning Dist Sect: Located: EAST OF LOISDALE ROAD, SOUTH OF FRANCONIA ROAD AND WEST OF FRONTIER DRIVE Zoning: PDC Overlay Dist: SC HC Map Ref Num: 090-2- /13/ /0002 k (( 4 ( 4 Ci 10 6708 30A ç 5 marron 6704 6 çç 4 700 6220 6616 6612 6608 6604 6600 6540 S çç 4 6723 6721 C ç ç 4 6715 13 11 St. Rt. 2681 ç 09 07 05 ç 0 03 6 4 3 1 701 6621 6617 é ç 0 6613 6609 6605 6601 4 0 ç 8 é 4 8 ç 6 6 6 7 é ç 2 3 15 5- é ç 44 34A 44 1 23 11 0 4/ é ç 444 1 8-03 é ç 44444224241 420 19 12 11 12 9 H éçç é 4444148 4147 4146 15 36 - é 6 11 12

C 6 çççç 4 ççççéç 3 ( 3 ççç 6 çç 6 é 0 éçççç 5 6 3 çç 6 4 6 ç 0 çç 3 2 çç 3 2 çç 0 é 3 3

ç ç çç 0 çç 2 é çç 0 0 ççç 3 é çç 0 0 ççç 2 3

çç ç 4 é ççç 2 26 é é çççççççççççç 14 10 13 3 10 13 3 10 é é ç ( ( 13 é

0 ( 6 é 14 7 0 4 é ç é 2 6464 6462 6444 5 é 4 0 é 6454 6452

é ç é 0 S

é 0 0 0 0

é 0 5 é 7 4 5 é 0

5 7 ç é 4

é 4 13 é t é 4 6

78 4 D 6 -H ç 9 1é4 21A -0 é .

88-H éS é 9 14 9 14 13 é 6466 6460 6446 ç é

6 r é é

é 4

t 7

. é ç

é é 7 4 4

. é

0 é R 6 23 é 4 0

ç é 6 é 6 0 é

0 0 0 é 7 0 A-816 Bu 7 é rwell S 6 7 6 t

ç é é . 6 0 t é é é

P 7 é é é é O .

OL 4 512 8 15

ç 8 8 15 15 5

6 12 7

7 2

7 ç 30 C-515

2 7 1 4 0

6 4 ç

4 75-4/8-039A

0 6 8 R-8 6 9 0

0 0 ç

6 8

9 8 7

7 0 1

1 0 0

8 3 ç 0 7 511 9 9

16 7 4

7 4 7

4 6 1043 C ç 7 16 16 21B 7 11 6 om ç 1 1

ç 4 THE PARK 1 0 m 1 1 1

0 ç 0 1 e 1 1 6

1 401 ç

r 10 1 6 1 6 7 8

4 17 c 1 2 9 0 3 0 6 17 5 6 8

4 7 9 e ç 2 2 2 3 3 2 3 3 3 3 3

6 17 3 3 3

ç 10 1

2 4 2 2 1 0 4

4 ç 1 1 3 1 9 3 0 6 2 4 1 4

1 4 ç 6 1 6 3 6 2 6

6 1 L S 3

ç 5 O 6 18 3 35 R-8 PO t 16 062 4 2 6428

. 5 18 1 5 R ç ( 22F 5 2 9 1 1 ç 24 5

4 1

R t 4 6 18

4 1 ç

) .

C-7 6 5 23 SPRINGFIELD

6 1 ç

1 504 t 4 1

) 2

6 1 5

. A-493 22 5

ç 19 0 4 8 . 4 4

( 6 19 t

2 21 ç 4 8

R 7

ç 19 20 SQUARE 6 6 C 419 6 1 4

9 ç 7

1 8 t 1

1 6 9 1 7

1 .

ç 507 6437 7 4 3 1

5 5 6 8 7 6

503 520 0 1

6 6442 5 5

5 4

ç 1

8 5 5 2

( 7 3 20 3 59

ç 7 ( 5 1 6 6 20 8 3 6 3

ç 6444 60

3 1

1 7 4

7 4 6 6

1 6

ç 8 6 3

506 3 61 9 3 5

1 16 ç

1 1 1

521 1 2 8 6

9 2

8 9 9

GARAGE 4 ç 2 21 15

6 2 2 2 3 ç 521 0 6 14 E 8 4

ç 64

4 R 1 13 6 ç 5 22 A-37765

6715 6 t ç 1 22 12 3 3 4 5 6 7

1 2 .

22C 6

2 4

8 8 8 8 8

ç 6 4 522 11 6

0 6 6 7 0

4 3 ç

a 0 6620 5 1 0 2 6616 0

8 67 ç 1 2 4 661 R-3 21C 2 6608 6460 4 n 6

ç 48

9 22 6604 9 68 82 4

B o

ucksk 3

4 in 6 8

2 6462 9 1 6

ç St. 8 c

4 80 ç

0 37 4 6617 4 70

15 R n

4 t. 2 0 6 13 676 7

ç 1

4 1

4 7 C 4 09 71 9

R4 3 07

05 Ca -111

D 0 ç

4 660 6

3 6

r 4 7

1 7 8

4 2

4 0 6 5

4 4 6

F 77 4 9 6

4 7

1 3

8- ç 4 4

M 0 4

D 4 22D 507

ç 0 3 7 6496 - 0 4

0 4 LEE HIGH SCHOOL 76 ( 3 2 2

7 4

4 3 ç

6 3 4

4 ( 2 (

5 6471

4 4 Franconia Rd. 75 R 670 ç 2 d 4 8

. 0 ( 1 508 509 6540

4 510 11

3 0 ç

4 22A 4

1 3

4 1 20 19 18 B-649 1 6476 ç 4

4 14 6

ç 516 2

4 515

13 4

4 12

0 4

4 ç ( 34

4 4 4 4 4 4 17 67 4 16 4

6728 ç 4 4 6 4 66 4 16 4 14 4 ç 12

10 08 0 0 1 . R-1 ç 6 04 5 d 6602 518 R ç 6 onia 77-L-117 Franc C-449 ççççççççççççççç Rt. 644 ççççççççççç ç ççççç 63 çççççççççççççççççççççççç ç ççççççççççççççççç 31 C-7 30 6 496 ç 8 1 55 C-7 1002 ç 29 6 R-4 C-8 Rt. 644 6 5 ç 28 33 108 6 60 7 1125 ç 27 R-1 A-310 17 97 62 ç 3A 6541 64

ç 7 1087 6 961 6 66 8 ç 3D 28 34

ç C-8 5 0 3

11 ç 3 2 6 7

ç 26 25 5

1 ( 2 6 6

ç A 4

5 9 35

( 6 7 1

1185 ç R-2 03-LE-053* 98 0

. 6 t

ç 2 5 3C 3B 21 22 23 24 0 6 ç 1

590 F RONTIER DR C-527 R 36 1 0 C-3 6532 81A ç ( 6526 6524 22 6520 2 85B 6516 ( 659 ç 0 ( 5 90B 5 ( ç S POOL POOL6 3 4 ummerton Way

496 ç 95-L-028* Rt. 7529

ç 6521 19 C-7 ç 6517 6515 C-187 Springfield ç 6 Ma 0 ll

ç R-1 0 5 5 5

ç 6

6 18 50 40F ç 20 19 4

ç 9 7 5 MATERS, HUGO SUBD 1 5 7 3

5 6 5 6 1

ç 6 51

1 15 17

ç 0 .

t 3 2 9 ç 1485-L-114* 5

C-3 7 R 6 0

ç 8 6 7 8 8 7 ç 16 7 7 52

2 ç 2 . 8

t ç

ç 4 8 1 13 1344 8 R 0 77-L-117 0 1 ç 53 5 6 66 6

ç R-4 5 A-652 00 1 6 6 7 8 . ç Frontier Dr. 12 5

1 t 11 8

ç 5 1A 6 S 54

40G ! FORESTDALE ELEM. !

ç 7 3A ! 10 8 8

ç ! 8 ! C-449 1

2 ! SCHOOL 15 ! 55 9 ç 2 4 . 9 1 ! 8 5 1344 ç ( ! . E 1 12 6 . ! !

ç R-1

( ! ! a E .

ç D ! . ( i ! t 5 . 1 56 ! ! 2 9 ç ( h ! 12B S ! D

! t . R

ç !

! !

5 ! y

! ! !

! S

! s !

! 57

ç 96A ! !

! r 3

é B 9 ! ! ! N

C-4 ! o !

é 5 !

é ç ! ! é !

é 6 é

é F

é C ! B-965 ! é O

é !

é 8 ç é

6 é

é 58 ! 5 I

é H é

é -

4 é ç !

é 8 é 75é -4/8-039

7 é

é CEM

é 8

6 ! é

é 0 ç T

é - 5 é é

é C-3 !

é C-51 7 é 1 H

6 6

40D é -

é ) ! ç

é ) 9 é 0 8 é

é 9 7

é 6 ! Loisdale Rd. é - C é 6

H é 6

-C !

l é 7 !

é ç 2 59 ! !

é 6 l é

5 é

é 7 E

0 5- R-3 7

1 1 é 4

ç /8 8

A-439 . é -0 - a é 6 D 9

5 7 6 39 é 9 t A

0 6 ç L

5 5

1 6 é

5 5 5 é 8

3 9 6

6 - é L 6 6 2

M ç 60 5 O é 8 é R L

5 W 3 5 B 6 9 é é 0

ç é E 0 U 6 é R é 0 P é d é P L 0

E E l 6 8 O R V 1 E 6 L L ç U E e 7 V i

E ç A L f 61 C 82-L-067* 0

é S . ç 2 g 5

ç d 0 10 0

n 3 e i ç l R 9 6 0 r ç 62

4 é a T O PDC p ç

5A1 d

ç S 0 T 7

R 5 s SPRINGFIELD ç 0 5 i 93-L-023* 0 63 C-6 S

ç 10 6

é o

C-7 ç 11 B-473 E

E L 2 0 MALL ç 86A 4 7

5 .

ç L B 64 0 . 1 5 8

r ç 1

07-LE-007* 5 é 11

6 R L

ç C 0

D ARLEN OF VIRGINIA 9 ç

2 A

A ç 65 E

ç 6575 é 6 H 1

T 6 0

3 S 1

1 1

ç 12 1 C

ç 66 é

ç 6

5 6

1 1

6 4

6 é

6 ç 83

ç 79 78

ç 5

0 ç

2 é 4

6 ç 6 2 6 ç 81 - 8 82 88 80 1 ç 6 . . 46 4 ç 101B t é 6 77 0 . 6 ç E 0 13 .

ç R e 4 1 e l 6 9

v ( 6 0 a 644

é d ( A is B-638 ç 24 r 68 ç 6508 04 6500 12 o 2 00 t.

ç R 0 L S e 3 P R i

é 6 I NG t Kalm 6441 M ç ia St. AL n L R ç D 6B o 1 ç 6505 650

r é

6 é

B ç 98

A 5

ç 1 0

0 7 7 ç 6

é 6 84 85 86 77-L-041L* ç 112 SPRING ç 101A2 6A ç 5 0 C-7 ç M 4

é Y

1 0

MALL ç . 50 0 7

6 7 4A1 ç 97 87 6 PDC 9

SQUARE S 0

é O 111

ç 9

ç 0

ç é 96 88 0 3

ç 1 ç 1208 110

67 ç

19 6699 é

S ç pr 0 3 100 200 300 400 500 Feet 1

ç ing 1 2 0

ç 7 1

967 -LE-047* 95 89 é 1

6 R-1 ç 109 Spring ç field Mall ç M all ((10 TARGET STORE 6600 SPRINGFIELD MALL SPRINGFIELD, VIRGINIA 22150

COMPREHENSIVE SIGN PLAN AMENDMENT CSPA-2007-LE-007

Cover Sheet TARGET April 8, 2019 PAGE 1 Springﬁ eld, Virginia Sign Location Map TARGET April 8, 2019 PAGE 2 Springﬁ eld, Virginia 13'-5" 12' "

13'-5" " 4 5 - - 2 2

10 -7 12 -2 ¼

12'

Sign Location TARGET - Elevations April 8, 2019 PAGE 3 Springﬁ eld, Virginia SIGN TYPE A SIGN TYPE B

AREA: 180.00 SF AREA: 144.00 SF QUANTITY: TWO (2) QUANTITY: TWO (2)

Detailed Sign TARGET Information April 8, 2019 PAGE 4 Springﬁ eld, Virginia SIGN TYPE C

AREA: 54.28 SF QUANTITY: ONE (1)

Detailed Sign TARGET Information April 8, 2019 PAGE 5 Springfi eld, Virginia TARGET SIGN MATRIX Visible from Single or Maximum Sign ID Qty. Description Illumination Street? Double-Faced? Allowable Area Internally Type A 2 Building Mounted Identifi cation Yes Single 180.00 SF Illuminated Internally Type B 2 Building Mounted Identifi cation Yes Single 144.00 SF Illuminated Internally Type C 1 Building Mounted Identifi cation Yes Single 54.28 SF Illuminated Maximum Allowable Target Sign Area per Comprehensive Sign Plan 702.28 SF

Sign Matrix TARGET April 8, 2019 PAGE 6 Springﬁ eld, Virginia Site Photos TARGET April 8, 2019 PAGE 7 Springﬁ eld, Virginia DESCRIPTION OF THE APPLICATION

The applicant, The Target Corporation, requests approval of a Comprehensive Sign Plan Amendment (CSPA) to amend the approved signs for a portion of the Springfield Town Center, currently occupied by Target. The sign plan will incorporate previously approved signs from the CSP approved for the entire Springfield Town Center, as well as new proposed signs for the Target portion of the site, located in the northern portion of the Town Center. This application does not include any additional signage for any other portions of the Springfield Town Center, nor does it propose modifications to any other signage approved as part of previous Comprehensive Sign Plan. Previously approved development conditions for the Comprehensive Sign Plan for the Springfield Town Center will remain in full force and effect for the remainder of the Town Center.

The proposed development conditions and the applicant’s Statement of Justification are included in Appendices 1 and 2.

LOCATION AND CHARACTER

Exhibit 1: Location and Existing Development CSPA 2007-LE-007 Page 2

The property, located at Tax Map Parcel 90-2 ((13)) 2, is bounded by Franconia Road to the north, Frontier Drive to the east, Spring Mall Drive to the south, and Loisdale Road to the west. The site has multiple accesses points from Loisdale Road, Franconia Road and Frontier Drive. The 13.65-acre parcel is zoned PDC (Planned Development Commercial), HC (Highway Corridor Overlay District), and SC (Sign Control Overlay District), and is currently developed with a large retail store (Target) attached to the Springfield Town Center, a detached retail building (currently vacant), and large surface parking lots.

Surrounding Area Description Direction Use Zoning Plan Map North Eating Establishment (Silver Diner) PDC Retail and other Single Family Detached (Monticello Woods) R-4 Residential at 3-4 du/acre

East Public Facilities (Forestdale Elementary) R-1 Public Facilities Assisted Living Facility C-3 Office

South Mixed Use (Springfield Town Center) PDC Town Center option; up to Eating Establishment/Retail C-8 1.71 FAR (Cocorico/Athena Custom Framing) Retail and other West Mixed Use (Springfield Town Center) PDC Town Center option; up to 1.71 FAR

BACKGROUND

Site History

On July 13, 2009, the Board of Supervisors approved RZ 2007-LE-007 (Springfield Town Center), rezoning 78.52 acres from the C-7 and C-8 zoning districts to the PDC District to allow the construction of a mixed-use town center with up to 1.71 FAR. The Town Center is to be developed in phases with the first phase consisting of interior renovations to the existing mall building and the construction of outward-facing retail uses along the exterior of the building.

On May 2, 2013, the Planning Commission approved CSP 2007-LE-007. This CSP depicted building-mounted, freestanding, wayfinding, garage entry and temporary signs for the entire 78.52-acre Springfield Town Center development, including the existing signage for Target. On the subject property (Parcel 2) the only existing signs depicted on the CSP were three existing Target signs, listed as “X14, X15, and X16” (see selected excerpts of approved CSP in Appendix 3).

CSPA 2007-LE-007 Page 3

COMPREHENSIVE PLAN PROVISIONS

Plan Area: Area IV Special Area: Franconia-Springfield Area & Fort Belvoir North Area Planning District: Springfield District Planning Sector: S7 – Springfield East Plan Map: Transit Station Mixed Use

Page 45 of the Fairfax County Comprehensive Plan, 2017 Edition, Area IV, Franconia- Springfield Area and Fort Belvoir North Area, amended through 3-19-2019, Franconia Springfield Area, Land Unit I Recommendations, page 45 states:

As an option, Land Unit I may be appropriate for redevelopment as a town center that integrates retail, residential, office, and hotel uses. Redevelopment as a town center should transform the character of the area from a suburban, auto-oriented, regional mall into a mixed-use, walkable, and distinct place. The town center redevelopment should act as a catalyst for revitalization of the Springfield area and support the regional goal of concentrating growth in activity centers. The option for the town center does not limit the ability of the existing mall footprint to remain, to be altered, or to be expanded, as long as the character of the town center, described in the following Plan text is achieved.

ANALYSIS

Comprehensive Sign Plan Amendment (CSPA) (Appendix 3)

Title of CSPA: Target Store –Comprehensive Sign Plan Amendment Prepared By: Kimley Horn and Associates Date: April 8, 2019

Description of the CSPA

The seven page CSPA requests approval of signage for the anchor tenant located on the northern portion of the Springfield Town Center. The space is currently owned and operated by Target. The sign plan will incorporate previously approved signs from the CSP as well as new proposed signs for the Target portion of the site, superseding the Target signage shown on the approved CSP. In this way, the CSPA alone will govern this portion of the Springfield Town Center site. There are no other changes proposed to the approved CSP.

The Sign Matrix contained on Page 6 of the CSPA identifies: the sign types; quantity of specific sign types; a brief description; illumination methods; and the maximum CSPA 2007-LE-007 Page 4 proposed sign area. The applicant has identified three building-mounted identification sign types: A, B, and, C.

Building-Mounted Signs

The applicant proposes five building-mounted identification signs which identify the retail tenant. These building-mounted identification signs include two Type A signs which would be mounted above the entrances on both the east and west side of the building; and two Type B which be mounted on the north-west corner of the anchor- tenant building. The one Type C sign is to be located on the east side of the building.

Building Mounted Identification Sign Matrix Sign Type Quantity Size (sq. ft.) Type A 2 169 SF Type B 2 144 SF Type C 1 54.28 SF Total 5 702.28 SF

The application is carrying forward 414 SF of sign area associated with the previously approved CSP 2007-LE-007 (Sign Types A and C) so that only a single document governs the subject site (as opposed to a CSP and CSPA). The application is only proposing 288.28 SF of new sign area (two Type B signs on the northwestern corner of the building). Overall, the proposed CSPA would total 702.28 SF of sign area between a total of five signs. No signage is proposed for the vacant detached retail building also located within the subject site area.

Exhibit 2: Sign Location Map

CSPA 2007-LE-007 Page 5

Exhibit 3: West Elevation (above), East Elevation (middle), North Elevation (bottom)

CSPA 2007-LE-007 Page 6

Exhibit 4: Sign A, B, and C

ANALYSIS AND REVIEW

Zoning Inspections Branch (Appendix 3)

With the original submission, the applicant depicted only the two proposed signs on the CSPA (excluding the approved CSP signs) The signs approved for the site with the CSP were depicted “for information only.” For administrative purposes and to avoid having two separate sign plans governing the subject site, staff recommended consolidating the existing approved signs and the proposed signs under the CSPA. Per staff’s suggestion the applicant submitted all Target signage under one sign plan exhibit. Zoning Inspection staff also requested the applicant correct minor inconsistencies regarding dimensions and formatting. All Zoning Inspection Branch comments have been resolved.

Land Use Analysis

The applicant has proposed a comprehensive sign plan that proposes a coordinated plan that would continue to establish an urban character for the Springfield Town Center.

ZONING ORDINANCE PROVISIONS

Conformance with Standards for Comprehensive Sign Plans (Sect. 12-210)

The Zoning Ordinance allows the Planning Commission to approve a Comprehensive Sign Plan (CSP) for developments within a “P” District as an alternative to the provisions contained in the Zoning Ordinance. This provision requires that a CSP show the location, size, height and extent of all signs within the “P” District, or section of the “P” District. It further provides that “signage options shall be in accordance with the standards for all planned developments as set forth in Part 1 of Article 16.” That paragraph furthers states that “all proposed signs shall be in scale and harmonious with the development and shall be so located and sized as to ensure convenience to the visitor, user or occupant of the development while not adding to street clutter or otherwise detracting from the planned unit nature of the development and the purposes of architectural and urban design elements.”

The applicant is only proposing two additional Type B signs, which are proposed to be located on the northeastern corner of the anchor tenant building. Currently the northern façade, facing Franconia Road, has no signage and the proposed sign will aid in wayfinding and building identification. Both new signs are in scale with the approved signs and represent a slight reduction in size from the approved Type A signs. Type A signs are 180 SF each versus the Type B signs which are 144 SF each. Staff finds that CSPA 2007-LE-007 Page 7 the signage proposed is appropriate in scale, context, and location to the proposed development.

Highway Corridor Overlay District Standards (Part 7-600)

The subject property is located within a Highway Corridor Overlay District, which provides additional regulations for certain automobile-oriented, fast service, or quick turnover uses to protect and promote the health, safety and general welfare of the public by the prevention or reduction of traffic congestion and/or danger in the public and private streets. The subject site does not contain any such establishments.

Sign Control Overlay District Standards (Part 7-500)

The subject property is located within a Sign Control Overlay District. The purpose of this overlay district, as stated in Sect. 7-501 of the Zoning Ordinance, is to restrict “freestanding signs in the intensely developed commercial and industrial areas of the County where there is an increased need to reduce visual clutter, sight distance obstruction, and interference with traffic control signals and mechanisms and where the speed of traffic does not warrant the freestanding signs otherwise permitted by the provisions of Article 12. There are no freestanding signs proposed under this application.

CONCLUSIONS AND RECOMMENDATIONS

Staff Conclusions

Staff believes that the CSPA is consistent with the adopted Comprehensive Plan and meets all applicable provisions of the Zoning Ordinance with the adoption of the proposed development conditions set forth in Appendix 1.

Recommendation

Staff recommends approval of CSPA 2007-LE-007 subject to the proposed development conditions contained in Appendix 1.

It should be further noted that the content of this report reflects the analysis and recommendation of staff; it does not reflect the position of the Planning Commission.

The approval of this rezoning does not interfere with, abrogate or annul any easement, covenants, or other agreements between parties, as they may apply to the property subject to this application. 4 CSPA 2007-LE-007 Page 8

APPENDICES

1. Proposed Development Conditions 2. Statement of Justification 3. Zoning Inspection Branch Memo 4. Approved CSP 2007-LE-007 Excerpts 5. Applicable Zoning Ordinance Provisions 6. Glossary of Terms

APPENDIX 1

PROPOSED DEVELOPMENT CONDITIONS

CSPA 2007-LE-007

May 8, 2019

If it is the intent of the Planning Commission to approve CSPA 2007-LE-007, located at Tax Map Parcel 90-2 ((13)) 2, for a Comprehensive Sign Plan Amendment (CSPA) pursuant to Sect. 12-210 of the Fairfax County Zoning Ordinance, staff recommends that the Planning Commission condition the approval by requiring conformance with the following development conditions.

1. This Comprehensive Sign Plan Amendment (CSPA) is granted for and runs with the land indicated in this application and is not transferrable to other land.

2. The CSPA entitled, “Target Store –Comprehensive Sign Plan Amendment”, prepared by Kimley Horn and Associates, Inc., dated April 9, 2019, is approved only for those signs shown on the CSPA. Minor deviations in sign location, design, and sign area of the signs present in the CSPA may be permitted without a Comprehensive Sign Plan Amendment (CSPA) when the Zoning Administrator determines that such deviations are in substantial conformance with the CSPA.

3. Regardless of the depictions or descriptions of the signs highlighted in the CSPA, content of a sign is not regulated by this CSPA. All signs must be consistent with the number, location, size, and height indicated in the CSPA. The specific design, color palette, typography, and materials of signage may vary from that shown on the CSPA and may change over time, provided such signs are consistent throughout the project and remain in conformance with the overall limitations set forth in the CSPA. Nothing in this CSPA will preclude individual tenant’s signs from incorporating various colors and typography within the individual tenant identification, provided that such signs remain in conformance with the overall limitations set forth in this CSPA.

4. All signs as defined by Part 3 of Article 20 of the Zoning Ordinance and not exempt under Sect. 12-103, will require a sign permit. A matrix must be provided to the Zoning Administrator prior to the issuance of the first sign permit and all subsequent sign permits. The matrix must include the participant name, address, sign type, sign height, sign area, Non-Residential Use Permit number, and/or any other pertinent information deemed necessary by the Zoning Administrator in order to allow sufficient tracking of all signage to be provided on site. Each sign permit must be accompanied by a letter from the property owner, manager, and or/agent of the property stating that the requested sign has been reviewed for compliance with this approval.

Page 2

5. Illumination of signs must be in conformance with the performance standards for glare as set forth in Part 9 of Article 14 of the Zoning Ordinance. Additionally, signs that require lighting must be internally illuminated or down-lit to avoid glare and light trespass. No uplighting will be permitted on any sign.

6. No unpermitted temporary advertising signs, including but not limited to banners and “popsicle” signs, or other signs prohibited by Section 12-104 of the Zoning Ordinance may be placed on the building or along the street frontages of the subject property. Any such signs placed by tenants must be promptly removed by the management of the site. This will not preclude temporary signs shown in the CSPA.

The above-proposed conditions are staff recommendations and do not reflect the position of the Planning Commission unless and until adopted by the Planning Commission. This approval, contingent upon the above noted conditions, must not relieve the applicant from compliance with the provisions of any applicable ordinances, regulations, or adopted standards. Sign permits must be obtained from Fairfax County for every sign erected pursuant to this Comprehensive Sign Plan. The applicant must be responsible for obtaining the required Sign Permits through established procedures.

APPENDIX 2

Springfield Town Center Comprehensive Sign Plan Amendment CSPA – 2007-LE-007 Statement of Justification April 8, 2019

I. INTRODUCTION The Springfield Mall in Springfield, Virginia, is a regional shopping center that consists of several parcels, one of which is owned by Target Corporation (the “Applicant”). The Applicant is the title owner of the parcel identified on Fairfax County Tax Map as 90-2 ((2)) Parcel 2 (the “Property”). Springfield Town Center, LLC is the owner of parcels identified on Tax Map as 90-2 ((1)) Parcel 98 and Tax Map 90-2 ((13)) Parcels 3, 4A1, 5A1, 6A and 6B (collectively the “Town Center”). The Town Center is located within the Lee Magisterial District in Springfield and is within a Sign Control Overlay District. It is loosely bound by Franconia Road to the North, Frontier Drive to the East and Loisdale Road to the West.

On May 2, 2013, the Fairfax County Planning Commission approved the Comprehensive Sign Plan for the Town Center (CSP 2007-LE-007) to allow a myriad of signs to appropriately and consequently identify both the Town Center and the individual stores and buildings contained within.

The existing building mounted signs at the Town Center will not be impacted with this CSP-Amendment. The only signs to be affected by this application are those located within the Applicants property.

II.SIGNAGE PROPOSAL This application, pursuant to 12-210 of the Zoning Ordinance, seeks a very narrow approval as the Applicant is requesting two additional signs to the approved CSP 2007-LE-007 which totals an additional 288.28 SF of sign area. These additional signs are illustrated as Type B on the Sign Plan Exhibit which accompanies this application. Sign Type A and Type C shown within the Sign Plan Exhibit are previously approved signs for Target by CSP 2007-LE-007 and shall be included with this application as well for clarity and simplicity to keep all of the allotted signage for Target together.

The Applicant’s building is centered within its parcel and is largely surrounded on three sides by parking and attached to the shopping mall on the fourth side. This, at times, creates long distances between the right of way and the Applicant’s building. The Applicant proposes to take this an opportunity to revise the existing signs which were installed per the approved CSP 2007-LE-007 and add two additional signs to be consistent with the nationwide re-branding of the Target Corporation. This amendment only includes signs directly related to the Applicant’s building and site and does not modify any other signs within the previously

kimley-horn.com 11400 Commerce Park Drive, Suite 400, Reston, VA 20191 703-674-1300 Page 2

approved CSP. Excerpts of Approved CSP 2007-LE-007 pertaining to Target are enclosed with this Statement of Justification.

CONCLUSION The CSPA presented here will provide an updated and uniform look for the subject property while reflecting their use and brand. Accordingly, the Applicant respectfully seeks approval of its coordinated Comprehensive Sign Plan Amendment.

Davis Walker, PLA Kimley- Horn

kimley-horn.com 11400 Commerce Park Drive, Suite 400, Reston, VA 703-674-1300 SPRINGFIELD TOWN CENTER COMPREHENSIVE SIGN PLAN

16 APRIL 2013 SPRINGFIELD TOWN CENTER EXISTING BUILDING MOUNTED TENANT/OCCUPANT SIGNS TO REMAIN | KEY PLAN 1

Existing Building Mounted Tenant/Occupant Signs to Remain

JCPenney Pad Sites X1 JCP Northwest Building ID Sign2 X17 Men’s Wearhouse X2 JCP West Building ID Sign1,2 X18 Men’s Wearhouse X13 X3 JCP South Building ID Sign2 X19 Men’s Wearhouse X4 JCP East Building ID Sign2 X20a Silver Diner X11 X9 X5 JCP Services Sign X20b Silver Diner FRONTIER X6 JCP Services Sign X21 Silver Diner GARAGE X7 JCP Services Sign X22 Silver Diner X12 X23 Silver Diner Macy’s X24 Firestone X8 MACY’S X8 Macy’s North Building ID Sign X25 Glass America X10 X9 Macy’s East Building ID Sign X26 Glass America X10 Macy’s North Building Entry X27 Firestone X28 Car Service ENTRY X11 Macy’s East Building Entry X12 Macy’s ID South Face Garage A X29 Firestone FOOD X30 Loisdale Office - Bank of America THEATER X13 Macy’s ID East Face Garage A COURT X4 X31 Loisdale Office - State Farm Target X32 Loisdale Office - S.F. Rosenblum, Dentist X16 ENTRY X33 Loisdale Office - Bank of America X14 X14 Target East Building ID Sign X5 X6 X7 X15 Target West Building ID Sign X34 Loisdale Office - Nationwide JCPENNEY X35 Loisdale Office - State Farm X19 X16 Target Pharmacy Notes: X17 TARGET 1) Existing JCPenney sign on the west facade (sign location X2) to be relocated as shown. X3 X18 ENTRY 2) Existing JCPenney signs X1, X2, X3 and X4 ENTRY can be replaced by new prototype signs of X23 X21 up to 150 sf each. X1 X2 X20a X15 X20b X22 LOISDALE GARAGE

X29 Proposed new location. X30 X2 X28 X24 X31 X25 X36 X32 X35 X27 X33 X26

X34

COMPREHENSIVE SIGN PLAN | 16 APRIL 2013 2 SPRINGFIELD TOWN CENTER EXISTING BUILDING MOUNTED TENANT/OCCUPANT SIGNS TO REMAIN

EXISTING TARGET SIGNS TO REMAIN

SIGN LOCATION: X14 SIGN LOCATION: X15 SIGN AREA: 180.2 sf SIGN AREA: 180.2 sf ILLUMINATION: Internally Illuminated ILLUMINATION: Internally Illuminated

SIGN LOCATION: X16 SIGN AREA: 53.7 sf ILLUMINATION: Internally Illuminated

COMPREHENSIVE SIGN PLAN | 16 APRIL 2013 5 Springfield Town Center -‐ Exterior Sign Inventory SPRINGFIELD TOWN CENTER COMPREHENSIVE SIGN PLAN | SIGN INVENTORY MATRIX

EXISTING TENANT/OCCUPANT SIGNAGE TO REMAIN Key Plan 1 Sign Loca-‐ Existing Sign Area Visible from Single or Sign Location Description Sign Type Illuminated tion No. (sq. ft.) Street? Double-‐Faced X1 JCPenney -‐ West Façade (on Parking Deck) Building Mounted ID 129 Yes Yes Single X2 JCPenney -‐ West Façade Building Mounted ID 129 Yes Yes Single X3 JCPenney -‐ South Façade Building Mounted ID 129 Yes Yes Single X4 JCPenney -‐ East Façade Building Mounted ID 129 Yes Yes Single X5 JCPenney -‐ Services Sign Building Mounted ID 23 No Yes Single X6 JCPenney -‐ Catalog Sign Building Mounted ID 6 No Yes Single X7 JCPenney -‐ Optical Sign Building Mounted ID 5 No Yes Single X8 Macy's -‐ North Façade Building Mounted ID 456 Yes Yes Single X9 Macy's -‐ East Façade Building Mounted ID 456 Yes Yes Single X10 Macy's -‐ North Façade at Entry Building Mounted ID 54 Yes Yes Single X11 Macy's -‐ East Façade at Entry Building Mounted ID 54 Yes Yes Single X12 Macy's -‐ South Façade (on Parking Deck) Building Mounted ID 90 Yes Yes Single X13 Macy's -‐ East Façade (on Parking Deck) Building Mounted ID 90 Yes Yes Single X14 Target -‐ East Façade Building Mounted ID 180 Yes Yes Single X15 Target -‐ West Façade Building Mounted ID 180 Yes Yes Single X16 Target Pharmacy -‐ East Façade Building Mounted ID 54 Yes Yes Single X17 Men's Wearhouse -‐ North Façade Building Mounted ID 44 Yes Yes Single X18 Men's Wearhouse -‐ West Façade Building Mounted ID 18 Yes Yes Single X19 Men's Wearhouse -‐ South Façade Building Mounted ID 176 Yes Yes Single X20a Silver Diner -‐ North Façade Building Mounted ID 54 Yes Yes Single X20b Silver Diner -‐ North Façade Building Mounted ID 75 Yes Yes Single X21 Silver Diner -‐ Northeast Façade Building Mounted ID 14 Yes Yes Single X22 Silver Diner -‐ Northwest Façade Building Mounted ID 54 Yes Yes Single X23 Silver Diner -‐ South Façade Building Mounted ID 9 No Yes Single X24 Firestone -‐ North Façade Building Mounted ID 69 Yes Yes Single X25 Glass America -‐ North Façade Building Mounted ID 34 Yes Yes Single X26 Glass America -‐ West Façade Building Mounted ID 34 Yes Yes Single X27 Firestone -‐ West Façade Building Mounted ID 69 Yes Yes Single X28 Firestone Car Service -‐ East Façade Building Mounted ID 52 Yes Yes Single X29 Firestone -‐ East Façade Building Mounted ID 69 Yes Yes Single X30 Bank of America -‐ East Façade of Loisdale Office Bdg. Building Mounted ID 34 Yes Yes Single X31 State Farm -‐ North Façade of Loisdale Office Bdg. Building Mounted ID 40 Yes Yes Single X32 Dentist Office -‐ North Façade of Loisdale Office Bdg. Building Mounted ID 19 Yes Yes Single X33 Bank of America -‐ West Façade of Loisdale Office Bdg. Building Mounted ID 34 Yes Yes Single X34 Nationwide Ins. -‐ West Façade of Loisdale Office Bdg. Building Mounted ID 38 Yes Yes Single X35 State Farm -‐ West Façade of Loisdale Office Bdg. Building Mounted ID 40 Yes Yes Single X36 T-‐Mobile Building Mounted ID 11 Yes Yes Single Total Area (sq. ft.): 3148

1) These signs are existing, previously approved, tenant/occupant signs that will remain. 2) Existing Sign Area is approximate. 3) Approximate total sign area includes signs not visible from the street.

COMPREHENSIVE SIGN PLAN | 16 APRIL 2013 39

C o u n t y o f Fairfax, Virginia

M E M O R A N D U M

DATE: January 29, 2019

TO: Daniel Creed Staff Coordinator Zoning Evaluation Division Fairfax County Department of Planning and Zoning

FROM: Amy Moxley Senior Zoning Inspector Zoning Inspections Branch

SUBJECT: Proposed Comprehensive Sign Plan Amendment 2007-LE-007 Target Corporation 6600 Springfield Mall, Springfield, Virginia 22150 Tax Map Ref: 90-2 ((13)) 2 Zoning District: PDC Overlay Districts: H-C, SC

REFERENCE: Mail Log: 2019-0079

A review of the proposed Comprehensive Sign Plan Amendment for Target Corporation, proposing increases in sign area and number of signs, has been completed.

The approved plan allows three signs, totaling 679.7 square feet of sign area, with two signs located on the Frontier Drive elevation and one sign on the Loisdale Road elevation. The amendment proposes the removal of existing signs and replacing them with five new signs, an additional 265.7 square feet of sign area. Additional signs on the Loisdale and Franconia Road elevations are proposed.

The proposed plan includes a “note” on pages 4 – 6 that is inconsistent with the requirements of a Comprehensive Sign Plan. Signs that are designated as “information only” should be removed from the amendment. Per paragraph, 1 of Article 12-210, The Plan must include specific details and “information only” does not provide the required information.

1. As an alternative, signs may be permitted in a P district in accordance with a comprehensive plan of signage subject to the approval of the Planning Commission following a public hearing conducted in accordance with the provisions of Sect. 18-109. The comprehensive plan of signage shall show the location, size, height and extent of all proposed signs within the P district or section thereof, as well as the nature of the information to be displayed on the signs.

Department of Planning and Zoning Zoning Administration Division Zoning Inspections Branch 12055 Government Center Parkway, Suite 829 Fairfax, Virginia 22035-5508 Excellence * Innovation * Stewardship Phone 703-324-4300 FAX 703-324-1343 Integrity * Teamwork* Public Service www.fairfaxcounty.gov/planning-zoning ILDING MOUNTED TENANT/OCCUPANT SIGNS TO REMAIN | KEY PLAN 1

Existing Building Mounted Tenant/Occupant Signs to Remain

JCPenney Pad Sites

X1 JCP Northwest Building ID Sign2 X17 Men's Wearhouse X2 JCP West Building ID Sign12 X18 Men's Wearhouse X3 JCP South Building ID Sign2 X19 Men's Wearhouse X4 JCP East Building ID Sign2 X20a Silver Diner X5 JCP Services Sign X20b Silver Diner X6 JCP Services Sign X21 Silver Diner X7 JCP Services Sign X22 Silver Diner X23 Silver Diner

Macy's X24 Firestone

X8 Macy's North Building ID Sign X25 Glass America X9 Macy's East Building ID Sign X26 Glass America X10 Macy's North Building Entry X27 Firestone X11 Macy's East Building Entry X28 Car Service X12 Macy's ID South Face Garage A X29 Firestone X13 Macy's ID East Face Garage A X30 Loisdale Office - Bank of America X31 Loisdale Office - State Farm

Target X32 Loisdale Office - S.F. Rosenblum, Dentist X33 Loisdale Office - Bank of America X14 Target East Building ID Sign X34 Loisdale Office - Nationwide X15 Target West Building ID Sign X35 Loisdale Office - State Farm X16 Target Pharmacy Notes:

1) Existing JCPenney sign on the west facade (sign location X2) to be relocated as shown.

2) Existing JCPenney signs X1, X2, X3 and X4 can be replaced by new prototype signs of up to 150 sfeach.

Application No. CSP 2007-LE-007 Staff S. W.

APPROVED (CSP)) PLAN See DEVXQNDS Dated May 1,2013 Dateof(BOS)(JpcJ)(BZA) Approval May 2, 2013

Sheet 4_ of 44

COMPREHENSIVE SIGN PLAN I 16 APRIL 2013 SPRINGFIELD TOWN CENTER COMPREHENSIVE SIGN PLAN | SIGN INVENTORY MATRIX

TING TENANT/OCCUPANT SIGNAGE TO REMAIN Key Plan 1

Sign Loca Existing Sign Area Visible from Single or Sign Location Description Sign Type Illuminated tion No. (sq. ft.) Street? Double-Faced XI JCPenney - West Facade (on Parking Deck) Building Mounted ID 129 Yes Yes Single X2 JCPenney - West Facade Building Mounted ID 129 Yes Yes Single X3 JCPenney - South Facade Building Mounted ID 129 Yes Yes Single X4 JCPenney - East Facade Building Mounted ID 129 Yes Yes Single X5 JCPenney - Services Sign Building Mounted ID 23 No Yes Single X6 JCPenney - Catalog Sign Building Mounted ID 6 No Yes Single X7 JCPenney - Optical Sign Building Mounted ID 5 No Yes Single X8 Macy's - North Facade Building Mounted ID 456 Yes Yes Single X9 Macy's - East Facade Building Mounted ID 456 Yes Yes Single X10 Macy's - North Facade at Entry Building Mounted ID 54 Yes Yes Single Xll Macy's - East Facade at Entry Building Mounted ID 54 Yes Yes Single X12 Macy's - South Facade (on Parking Deck) Building Mounted ID 90 Yes Yes Single X13 Macy's - East Facade (on Parking Deck) Building Mounted ID 90 Yes Yes Single X14 Target - East Facade Building Mounted ID 180 Yes Yes Single X15 Target-West Facade Building Mounted ID 180 Yes Yes Single X16 Target Pharmacy - East Facade Building Mounted ID 54 Yes Yes Single X17 Men's Wearhouse - North Facade Building Mounted ID 44 Yes Yes Single X18 Men's Wearhouse - West Facade Building Mounted ID 18 Yes Yes Single X19 Men's Wearhouse - South Facade Building Mounted ID 176 Yes Yes Single X20a Silver Diner - North Facade Building Mounted ID 54 Yes Yes Single X20b Silver Diner - North Facade Building Mounted ID 75 Yes Yes Single X21 Silver Diner - Northeast Facade Building Mounted ID 14 Yes Yes Single X22 Silver Diner - Northwest Facade Building Mounted ID 54 Yes Yes Single X23 Silver Diner - South Facade Building Mounted ID 9 No Yes Single X24 Firestone - North Facade Building Mounted ID 69 Yes Yes Single X25 Glass America - North Facade Building Mounted ID 34 Yes Yes Single X26 Glass America - West Facade Building Mounted ID 34 Yes Yes Single X27 Firestone - West Facade Building Mounted ID 69 Yes Yes Single X28 Firestone Car Service - East Facade Building Mounted ID 52 Yes Yes Single X29 Firestone - East Facade Building Mounted ID 69 Yes Yes Single X30 Bank of America - East Facade of Loisdale Office Bdg. Building Mounted ID 34 Yes Yes Single X31 State Farm - North Facade of Loisdale Office Bdg. Building Mounted ID 40 Yes Yes Single X32 Dentist Office - North Facade of Loisdale Office Bdg. Building Mounted ID 19 Yes Yes Single X33 Bank of America - West Facade of Loisdale Office Bdg. Building Mounted ID 34 Yes Yes Single X34 Nationwide Ins. - West Facade of Loisdale Office Bdg. Building Mounted ID 38 Yes Yes Single X35 State Farm - West Facade of Loisdale Office Bdg. Building Mounted ID 40 Yes Yes Single X36 T-Mobile Building Mounted ID 11 Yes Yes Single

Total Area (sq. ft.): 3148

Application. No. CSP 2007-LE-007 Staff S. W.

APPROVED (CSP}) PLAN See DEVCQNDS Dated May 1, 2013 Date of

Sheet 41 of 44

COMPREHENSIVE SIGN PLAN | 16 APRIL 2013 39 Appendix 5

12-210 Uses in P Districts

The provisions set forth in the preceding Sections shall be applicable to signs accessory to uses in P districts. However, in keeping with the intent to allow flexibility in the design of planned developments, the following options may be applicable to signs in the P districts:

1. As an alternative, signs may be permitted in a P district in accordance with a comprehensive plan of signage subject to the approval of the Planning Commission following a public hearing conducted in accordance with the provisions of Sect. 18- 109. The comprehensive plan of signage shall show the location, size, height and extent of all proposed signs within the P district or section thereof, as well as the nature of the information to be displayed on the signs.

2. In addition, within a PRC District or the Tysons Corner Urban Center as designated in the adopted comprehensive plan, a plan for off-site directional signs which identify destinations or locations within the district or center such as commercial centers, residential areas, public uses or community facilities may be approved by the Planning Commission following a public hearing conducted in accordance with Sect. 18-109; provided, however, that written notice to property owners and adjacent property owners shall not be required. The plan for off-site signs shall show the location, size, height and extent of all signs encompassed within the plan as well as the nature of the information to be displayed on each sign. All such signs shall be located within the PRC District or the Tysons Corner Urban Center, as applicable.

3. Any application submitted pursuant to Par. 1 or 2 above may be made by any property owner, owner of an easement, lessee, contract purchaser or their agent or within the Tysons Corner Urban Center, an application pursuant to Par. 2 above may be made by a public agency or County recognized redevelopment organization or authority. Such application shall be accompanied by a statement setting forth the names of the record owners of the properties upon which such signs are proposed to be located and a fee as set forth in Sect. 18-106. In the event an application pursuant to Par. 2 above is made within the Tysons Corner Urban Center to include property not zoned PTC, such directional signs shall not impact the amount or size of signage otherwise permitted on such property. When such application requests permission to erect a sign on property owned by someone other than the applicant, then such application shall be accompanied by a written statement signed by the record owners of such properties which indicates their endorsement of the application.

4. The above-cited signage options shall be in accordance with the standards for all planned developments as set forth in Part 1 of Article 16. All proposed signs shall be in scale and harmonious with the development and shall be so located and sized as to ensure convenience to the visitor, user or occupant of the development while not adding to street clutter or otherwise detracting from the planned unit nature of the development and the purposes of architectural and urban design elements.

ARTICLE 16 DEVELOPMENT PLANS PART 1 16-100 STANDARDS FOR ALL PLANNED DEVELOPMENTS 16-101 General Standards A rezoning application or development plan amendment application may only be approved for a planned development under the provisions of Article 6 if the planned development satisfies the following general standards: 1. The planned development shall substantially conform to the adopted comprehensive plan with respect to type, character, intensity of use and public facilities. Planned developments shall not exceed the density or intensity permitted by the adopted comprehensive plan, except as expressly permitted under the applicable density or intensity bonus provisions. 2. The planned development shall be of such design that it will result in a development achieving the stated purpose and intent of the planned development district more than would development under a conventional zoning district. 3. The planned development shall efficiently utilize the available land, and shall protect and preserve to the extent possible all scenic assets and natural features such as trees, streams and topographic features. 4. The planned development shall be designed to prevent substantial injury to the use and value of existing surrounding development, and shall not hinder, deter or impede development of surrounding undeveloped properties in accordance with the adopted comprehensive plan. 5. The planned development shall be located in an area in which transportation, police and fire protection, other public facilities and public utilities, including sewerage, are or will be available and adequate for the uses proposed; provided, however, that the applicant may make provision for such facilities or utilities which are not presently available. 6. The planned development shall provide coordinated linkages among internal facilities and services as well as connections to major external facilities and services at a scale appropriate to the development.

16-102 Design Standards Whereas it is the intent to allow flexibility in the design of all planned developments, it is deemed necessary to establish design standards by which to review rezoning applications, development plans, conceptual development plans, final development plans, PRC plans, site plans and subdivision plats. Therefore, the following design standards shall apply:

1. In order to complement development on adjacent properties, at all peripheral boundaries of the PDH, PRM, PDC, PRC Districts the bulk regulations and landscaping and screening provisions shall generally conform to the provisions of that conventional zoning district which most closely characterizes the particular type of development under consideration. In the PTC District, such provisions shall only APPENDIX 6

GLOSSARY This Glossary is provided to assist the public in understanding the staff evaluation and analysis of development proposals. It should not be construed as representing legal definitions. Refer to the Fairfax County Zoning Ordinance, Comprehensive Plan or Public Facilities Manual for additional information.

ABANDONMENT: Refers to road or street abandonment, an action taken by the Board of Supervisors, usually through the public hearing process, to abolish the public's right-of-passage over a road or road right-of way. Upon abandonment, the right-of-way automatically reverts to the underlying fee owners. If the fee to the owner is unknown, Virginia law presumes that fee to the roadbed rests with the adjacent property owners if there is no evidence to the contrary.

ACCESSORY DWELLING UNIT (OR APARTMENT): A secondary dwelling unit established in conjunction with and clearly subordinate to a single family detached dwelling unit. An accessory dwelling unit may be allowed if a special permit is granted by the Board of Zoning Appeals (BZA). Refer to Sect. 8-918 of the Zoning Ordinance.

AFFORDABLE DWELLING UNIT (ADU) DEVELOPMENT: Residential development to assist in the provision of affordable housing for persons of low and moderate income in accordance with the affordable dwelling unit program and in accordance with Zoning Ordinance regulations. Residential development which provides affordable dwelling units may result in a density bonus (see below) permitting the construction of additional housing units. See Part 8 of Article 2 of the Zoning Ordinance.

AGRICULTURAL AND FORESTAL DISTRICTS: A land use classification created under Chapter 114 or 115 of the Fairfax County Code for the purpose of qualifying landowners who wish to retain their property for agricultural or forestal use for use/value taxation pursuant to Chapter 58 of the Fairfax County Code.

BARRIER: A wall, fence, earthen berm, or plant materials which may be used to provide a physical separation between land uses. Refer to Article 13 of the Zoning Ordinance for specific barrier requirements.

BEST MANAGEMENT PRACTICES (BMPs): Stormwater management techniques or land use practices that are determined to be the most effective, practicable means of preventing and/or reducing the amount of pollution generated by nonpoint sources in order to improve water quality.

BUFFER: Graduated mix of land uses, building heights or intensities designed to mitigate potential conflicts between different types or intensities of land uses; may also provide for a transition between uses. A landscaped buffer may be an area of open, undeveloped land and may include a combination of fences, walls, berms, open space and/or landscape plantings. A buffer is not necessarily coincident with transitional screening.

CHESAPEAKE BAY PRESERVATION ORDINANCE: Regulations which the State has mandated must be adopted to protect the Chesapeake Bay and its tributaries. These regulations must be incorporated into the comprehensive plans, zoning ordinances and subdivision ordinances of the affected localities. Refer to Chesapeake Bay Preservation Act, Va. Code Section 10.1-2100 et seq and VR 173-02-01, Chesapeake Bay Preservation Area Designation and Management Regulations.

CLUSTER DEVELOPMENT: Residential development in which the lots are clustered on a portion of a site so that significant environmental/historical/cultural resources may be preserved or recreational amenities provided. While smaller lot sizes are permitted in a cluster subdivision to preserve open space, the overall density cannot exceed that permitted by the applicable zoning district. See Sect. 2- 421 and Sect. 9-615 of the Zoning Ordinance.

COUNTY 2232 REVIEW PROCESS: A public hearing process pursuant to Sect. 15.2-2232 (Formerly Sect. 15.1-456) of the Virginia Code which is used to determine if a proposed public facility not shown on the adopted Comprehensive Plan is in substantial accord with the plan. Specifically, this process is used to determine if the general or approximate location, character and extent of a proposed facility is in substantial accord with the Plan. dBA: The momentary magnitude of sound weighted to approximate the sensitivity of the human ear to certain frequencies; the dBA value describes a sound at a given instant, a maximum sound level or a steady state value. See also Ldn.

DENSITY: Number of dwelling units (du) divided by the gross acreage (ac) of a site being developed in residential use; or, the number of dwelling units per acre (du/ac) except in the PRC District when density refers to the number of persons per acre.

DENSITY BONUS: An increase in the density otherwise allowed in a given zoning district which may be granted under specific provisions of the Zoning Ordinance when a developer provides excess open space, recreation facilities, or affordable dwelling units (ADUs), etc.

DEVELOPMENT CONDITIONS: Terms or conditions imposed on a development by the Board of Supervisors (BOS) or the Board of Zoning Appeals (BZA) in connection with approval of a special exception, special permit or variance application or rezoning application in a "P" district. Conditions may be imposed to mitigate adverse impacts associated with a development as well as secure compliance with the Zoning Ordinance and/or conformance with the Comprehensive Plan. For example, development conditions may regulate hours of operation, number of employees, height of buildings, and intensity of development. - 2 -

DEVELOPMENT PLAN: A graphic representation which depicts the nature and character of the development proposed for a specific land area: information such as topography, location and size of proposed structures, location of streets trails, utilities, and storm drainage are generally included on a development plan. A development plan is s submission requirement for rezoning to the PRC District. A GENERALIZED DEVELOPMENT PLAN (GDP) is a submission requirement for a rezoning application for all conventional zoning districts other than a P District. A development plan submitted in connection with a special exception (SE) or special permit (SP) is generally referred to as an SE or SP plat. A CONCEPTUAL DEVELOPMENT PLAN (CDP) is a submission requirement when filing a rezoning application for a P District other than the PRC District; a CDP characterizes in a general way the planned development of the site. A FINAL DEVELOPMENT PLAN (FDP) is a submission requirement following the approval of a conceptual development plan and rezoning application for a P District other than the PRC District; an FDP further details the planned development of the site. See Article 16 of the Zoning Ordinance.

EASEMENT: A right to or interest in property owned by another for a specific and limited purpose. Examples: access easement, utility easement, construction easement, etc. Easements may be for public or private purposes.

ENVIRONMENTAL QUALITY CORRIDORS (EQCs): An open space system designed to link and preserve natural resource areas, provide passive recreation and protect wildlife habitat. The system includes stream valleys, steep slopes and wetlands. For a complete definition of EQCs, refer to the Environmental section of the Policy Plan for Fairfax County contained in Vol. 1 of the Comprehensive Plan.

ERODIBLE SOILS: Soils that wash away easily, especially under conditions where stormwater runoff is inadequately controlled. Silt and sediment are washed into nearby streams, thereby degrading water quality.

FLOODPLAIN: Those land areas in and adjacent to streams and watercourses subject to periodic flooding; usually associated with environmental quality corridors. The 100 year floodplain drains 70 acres or more of land and has a one percent chance of flood occurrence in any given year.

FLOOR AREA RATIO (FAR): An expression of the amount of development intensity (typically, non-residential uses) on a specific parcel of land. FAR is determined by dividing the total square footage of gross floor area of buildings on a site by the total square footage of the site itself.

FUNCTIONAL CLASSIFICATION: A system for classifying roads in terms of the character of service that individual facilities are providing or are intended to provide, ranging from travel mobility to land access. Roadway system functional classification elements include Freeways or Expressways which are limited access highways, Other Principal (or Major) Arterials, Minor Arterials, Collector Streets, and Local Streets. Principal arterials are designed to accommodate travel; access to adjacent properties is discouraged. Minor arterials are designed to serve both through traffic and local trips. Collector roads and streets link local streets and properties with the arterial network. Local streets provide access to adjacent properties.

GEOTECHNICAL REVIEW: An engineering study of the geology and soils of a site which is submitted to determine the suitability of a site for development and recommends construction techniques designed to overcome development on problem soils, e.g., marine clay soils.

HYDROCARBON RUNOFF: Petroleum products, such as motor oil, gasoline or transmission fluid deposited by motor vehicles which are carried into the local storm sewer system with the stormwater runoff, and ultimately, into receiving streams; a major source of non-point source pollution. An oil-grit separator is a common hydrocarbon runoff reduction method.

IMPERVIOUS SURFACE: Any land area covered by buildings or paved with a hard surface such that water cannot seep through the surface into the ground.

INFILL: Development on vacant or underutilized sites within an area which is already mostly developed in an established development pattern or neighborhood.

INTENSITY: The magnitude of development usually measured in such terms as density, floor area ratio, building height, percentage of impervious surface, traffic generation, etc. Intensity is also based on a comparison of the development proposal against environmental constraints or other conditions which determine the carrying capacity of a specific land area to accommodate development without adverse impacts.

Ldn: Day night average sound level. It is the twenty-four hour average sound level expressed in A-weighted decibels; the measurement assigns a "penalty" to night time noise to account for night time sensitivity. Ldn represents the total noise environment which varies over time and correlates with the effects of noise on the public health, safety and welfare.

LEVEL OF SERVICE (LOS): An estimate of the effectiveness of a roadway to carry traffic, usually under anticipated peak traffic conditions. Level of Service efficiency is generally characterized by the letters A through F, with LOS-A describing free flow traffic conditions and LOS-F describing jammed or grid-lock conditions.

MARINE CLAY SOILS: Soils that occur in widespread areas of the County generally east of Interstate 95. Because of the abundance of shrink-swell clays in these soils, they tend to be highly unstable. Many areas of slope failure are evident on natural slopes. Construction on these soils may initiate or accelerate slope movement or slope failure. The shrink-swell soils can cause movement in structures, even in areas of flat topography, from dry to wet seasons resulting in cracked foundations, etc. Also known as slippage soils.

- 3 -

OPEN SPACE: That portion of a site which generally is not covered by buildings, streets, or parking areas. Open space is intended to provide light and air; open space may be function as a buffer between land uses or for scenic, environmental, or recreational purposes.

OPEN SPACE EASEMENT: An easement usually granted to the Board of Supervisors which preserves a tract of land in open space for some public benefit in perpetuity or for a specified period of time. Open space easements may be accepted by the Board of Supervisors, upon request of the land owner, after evaluation under criteria established by the Board. See Open Space Land Act, Code of Virginia, Sections 10.1-1700, et seq.

P DISTRICT: A "P" district refers to land that is planned and/or developed as a Planned Development Housing (PDH) District, a Planned Development Commercial (PDC) District or a Planned Residential Community (PRC) District. The PDH, PDC and PRC Zoning Districts are established to encourage innovative and creative design for land development; to provide ample and efficient use of open space; to promote a balance in the mix of land uses, housing types, and intensity of development; and to allow maximum flexibility in order to achieve excellence in physical, social and economic planning and development of a site. Refer to Articles 6 and 16 of the Zoning Ordinance.

PROFFER: A written condition, which, when offered voluntarily by a property owner and accepted by the Board of Supervisors in a rezoning action, becomes a legally binding condition which is in addition to the zoning district regulations applicable to a specific property. Proffers are submitted and signed by an owner prior to the Board of Supervisors public hearing on a rezoning application and run with the land. Once accepted by the Board, proffers may be modified only by a proffered condition amendment (PCA) application or other zoning action of the Board and the hearing process required for a rezoning application applies. See Sect. 15.2-2303 (formerly 15.1-491) of the Code of Virginia.

PUBLIC FACILITIES MANUAL (PFM): A technical text approved by the Board of Supervisors containing guidelines and standards which govern the design and construction of site improvements incorporating applicable Federal, State and County Codes, specific standards of the Virginia Department of Transportation and the County's Department of Public Works and Environmental Services.

RESOURCE MANAGEMENT AREA (RMA): That component of the Chesapeake Bay Preservation Area comprised of lands that, if improperly used or developed, have a potential for causing significant water quality degradation or for diminishing the functional value of the Resource Protection Area. See Fairfax County Code, Ch. 118, Chesapeake Bay Preservation Ordinance.

RESOURCE PROTECTION AREA (RPA): That component of the Chesapeake Bay Preservation Area comprised of lands at or near the shoreline or water's edge that have an intrinsic water quality value due to the ecological and biological processes they perform or are sensitive to impacts which may result in significant degradation of the quality of state waters. In their natural condition, these lands provide for the removal, reduction or assimilation of sediments from runoff entering the Bay and its tributaries, and minimize the adverse effects of human activities on state waters and aquatic resources. New development is generally discouraged in an RPA. See Fairfax County Code, Ch. 118, Chesapeake Bay Preservation Ordinance.

SITE PLAN: A detailed engineering plan, to scale, depicting the development of a parcel of land and containing all information required by Article 17 of the Zoning Ordinance. Generally, submission of a site plan to DPWES for review and approval is required for all residential, commercial and industrial development except for development of single family detached dwellings. The site plan is required to assure that development complies with the Zoning Ordinance.

SPECIAL EXCEPTION (SE) / SPECIAL PERMIT (SP): Uses, which by their nature, can have an undue impact upon or can be incompatible with other land uses and therefore need a site specific review. After review, such uses may be allowed to locate within given designated zoning districts if appropriate and only under special controls, limitations, and regulations. A special exception is subject to public hearings by the Planning Commission and Board of Supervisors with approval by the Board of Supervisors; a special permit requires a public hearing and approval by the Board of Zoning Appeals. Unlike proffers which are voluntary, the Board of Supervisors or BZA may impose reasonable conditions to assure, for example, compatibility and safety. See Article 8, Special Permits and Article 9, Special Exceptions, of the Zoning Ordinance.

STORMWATER MANAGEMENT: Engineering practices that are incorporated into the design of a development in order to mitigate or abate adverse water quantity and water quality impacts resulting from development. Stormwater management systems are designed to slow down or retain runoff to re-create, as nearly as possible, the pre-development flow conditions.

SUBDIVISION PLAT: The engineering plan for a subdivision of land submitted to DPWES for review and approved pursuant to Chapter 101 of the County Code.

TRANSPORTATION DEMAND MANAGEMENT (TDM): Actions taken to reduce single occupant vehicle automobile trips or actions taken to manage or reduce overall transportation demand in a particular area.

TRANSPORTATION SYSTEM MANAGEMENT (TSM) PROGRAMS: This term is used to describe a full spectrum of actions that may be applied to improve the overall efficiency of the transportation network. TSM programs usually consist of low-cost alternatives to major capital expenditures, and may include parking management measures, ridesharing programs, flexible or staggared work hours, transit promotion or operational improvements to the existing roadway system. TSM includes Transportation Demand Management (TDM) measures as well as H.O.V. use and other strategies associated with the operation of the street and transit systems.

- 4 -

URBAN DESIGN: An aspect of urban or suburban planning that focuses on creating a desirable environment in which to live, work and play. A well-designed urban or suburban environment demonstrates the four generally accepted principles of design: clearly identifiable function for the area; easily understood order; distinctive identity; and visual appeal.

VACATION: Refers to vacation of street or road as an action taken by the Board of Supervisors in order to abolish the public's right-of-passage over a road or road right-of-way dedicated by a plat of subdivision. Upon vacation, title to the road right-of-way transfers by operation of law to the owner(s) of the adjacent properties within the subdivision from whence the road/road right-of-way originated.

VARIANCE: An application to the Board of Zoning Appeals which seeks relief from a specific zoning regulation such as lot width, building height, or minimum yard requirements, among others. A variance may only be granted by the Board of Zoning Appeals through the public hearing process and upon a finding by the BZA that the variance application meets the required Standards for a Variance set forth in Sect. 18-404 of the Zoning Ordinance.

WETLANDS: Land characterized by wetness for a portion of the growing season. Wetlands are generally delineated on the basis of physical characteristics such as soil properties indicative of wetness, the presence of vegetation with an affinity for water, and the presence or evidence of surface wetness or soil saturation. Wetland environments provide water quality improvement benefits and are ecologically valuable. Development activity in wetlands is subject to permitting processes administered by the U.S. Army Corps of Engineers

TIDAL WETLANDS: Vegetated and nonvegetated wetlands as defined in Chapter 116 Wetlands Ordinance of the Fairfax County Code: includes tidal shores and tidally influenced embayments, creeks, and tributaries to the Occoquan and Potomac Rivers. Development activity in tidal wetlands may require approval from the Fairfax County Wetlands Board.

Abbreviations Commonly Used in Staff Reports

A&F Agricultural & Forestal District PDH Planned Development Housing ADU Affordable Dwelling Unit PFM Public Facilities Manual ARB Architectural Review Board PRC Planned Residential Community BMP Best Management Practices RC Residential-Conservation BOS Board of Supervisors RE Residential Estate BZA Board of Zoning Appeals RMA Resource Management Area COG Council of Governments RPA Resource Protection Area CBC Community Business Center RUP Residential Use Permit CDP Conceptual Development Plan RZ Rezoning CRD Commercial Revitalization District SE Special Exception DOT Department of Transportation SEA Special Exception Amendment DP Development Plan SP Special Permit DPWES Department of Public Works and Environmental Services TDM Transportation Demand Management DPZ Department of Planning and Zoning TMA Transportation Management Association DU/AC Dwelling Units Per Acre TSA Transit Station Area EQC Environmental Quality Corridor TSM Transportation System Management FAR Floor Area Ratio UP & DD Utilities Planning and Design Division, DPWES FDP Final Development Plan VC Variance GDP Generalized Development Plan VDOT Virginia Dept. of Transportation GFA Gross Floor Area VPD Vehicles Per Day HC Highway Corridor Overlay District VPH Vehicles per Hour HCD Housing and Community Development WMATA Washington Metropolitan Area Transit Authority LOS Level of Service WS Water Supply Protection Overlay District Non-RUP Non-Residential Use Permit ZAD Zoning Administration Division, DPZ OSDS Office of Site Development Services, DPWES ZED Zoning Evaluation Division, DPZ PCA Proffered Condition Amendment ZPRB Zoning Permit Review Branch PD Planning Division PDC Planned Development Commercial

N:\ZED\WORDFORMS\FORMS\Miscellaneous\Glossary attached at end of reports.doc