County of Fairfax, Virginia

APPLICATION ACCEPTED: January 28, 2014 PLANNING COMMISSION: June 12, 2014 BOARD OF SUPERVISORS: June 17, 2014 @3:30 pm

May 28, 2014

STAFF REPORT

SE 2014-SP-007

SPRINGFIELD DISTRICT

APPLICANT: Fairfax Company of Virginia, LLC

ZONING: C-7, HC

PARCEL(S): 46-3 ((8)) 1A, 1C, 1D, 2, 4A, 5, 6, 6A, 7, 10, 11, 13 46-4 ((9)) 8, 18B1 pt, 56-1 ((12)) 9, 14

ACREAGE: 109.56 ac.

SPECIAL EXCEPTION CATEGORY: Category 6: Waiver of Certain Sign Regulations

PLAN MAP: Fairfax Center Area

PROPOSAL: Waiver of certain sign regulations to permit the installation of a coordinated wayfinding sign plan for Fair Oaks Mall.

STAFF RECOMMENDATIONS:

Staff recommends approval of SE 2014-SP-007, subject to the proposed development conditions contained in Appendix 1.

Michael H. Lynskey

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/

It should be noted that it is not the intent of staff to recommend that the Board, in imposing 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 Board of Supervisors.

The approval of this Special Exception 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.

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.

O:\mlynsk\Fair Oaks Mall - SE 2014-SP-007\Draft Staff Report\01 - Cover.doc

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).

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! Accepted: 01/28/2014 é ! ! Special Exception !

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! é ! ! ! Proposed: WAIVER OF CERTAIN SIGN REGULATIONS

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! é ! SE 2014-SP-007 Area: 109.56 AC OF LAND; DISTRICT - SPRINGFIELD ! é !

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A GLOSSARY OF TERMS FREQUENTLY USED IN STAFF REPORTS WILL BE FOUND AT THE BACK OF THIS REPORT

APPLICATION DESCRIPTION

The applicant requests approval of a Special Exception (SE) for Waiver of Certain Sign Regulations, in accordance with Section 9-620 of the Zoning Ordinance, to permit the installation of a coordinated system of wayfinding signage for the Fair Oaks regional mall, in the C-7 Zoning District. This SE application would apply only to freestanding signs within the application area; building-mounted mall signage would continue to be permissible by-right, or by separate SE or Special Permit (SP) application.

Figure 1: SE application area and access points.

LOCATION AND CHARACTER:

Fair Oaks Mall was established in 1980 at the intersection of two major transportation routes: Interstate 66 and Route 50 (Lee Jackson Memorial Highway), and occupies the majority of the land area inside of the triangle formed by the two highways and

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bounded by Legato Road to the west. The enclosed mall consists of several large anchor tenants (each under separate ownership) and more than 100 individual retail establishments within the mall.

Figure 2: County zoning map.

The core mall area is encircled by a ring road that provides 360-degree access to the building and parking areas. Additional, unaffiliated businesses are located on the periphery of the ring road, which they also utilize for access. The area included in this SE application (as depicted in Figure 2) includes all parcels on the interior of the ring road, and includes the private ring road itself, as well as several peripheral parcels that encompass various vehicular access points where wayfinding signage is necessary. The entire SE area totals 109.56 acres, and is zoned C-7. A portion of the area, bordering Route 50, is also subject to a Highway Corridor Overlay District.

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Existing Zoning: Existing Use: Plan Recommendation:

PDH-8 North: Multi-family residential (across Route 50)

East: - Highway Interchange Mixed-Use PDC (Fairfax Center Area) South: Mixed-Use (across I-66)

West PDC Mixed-Use

Figure 3: Surrounding uses.

WAIVERS AND MODIFICATIONS REQUESTED: (No waivers or modifications requested other than SE-related sign waivers)

ZONING BACKGROUND (Appendix 5)

 June 11, 1976 – RZ 74-2-008 – Rezoned 137.6 acres to permit construction of Fair Oaks Mall, the ring road, and access ramps, in conformance with a Generalized Development Plan (GDP) and proffers.

 1980 to 2002 – Numerous separate SP and SE applications permitted modifications to individual store signage over the years, most of which are no longer valid. The following permits remain valid, though only address specific building-mounted signage and do not restrict additional freestanding signage on the site:

o SE 80-S-032– JC Penney – Approved specific building-mounted signage, subject to approved plats and development conditions. o SE 80-S-033– Sears – Approved an increase in building-mounted sign area, pursuant to Sect. 9-601 of the Zoning Ordinance, for specific building-mounted signs included on the approved plats, and subject to development conditions. o SE 01-Y-001 – Sears – Approved SE for Budget Rent-a-Car counter in an existing Sears store, subject to development conditions, and included building- mounted signage. o SE 01-Y-003 – Macys – Approved specific building-mounted signage, subject to approved plans and development conditions.

There are no current SE or SP approvals to permit freestanding signage on the site. Proffers associated with RZ 74-2-008 (Appendix 6) apply to the property, but do not address signage.

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DESCRIPTION OF PROPOSAL:

Special Exception Plat (SE Plat): (copy at front of staff report) Title of SE Plat: “Fair Oaks Mall, Special Exception Plat for Wayfinding Signage” Prepared by: Walter L. Phillips, Inc. Revision Dates: May 27, 2014 Plat Description: The Special Exception Plat (SE Plat) consists of 13 sheets; a sheet index is included on the cover page.

Overview:

The proposal represents a system of wayfinding signage for the Fair Oaks regional mall, which has existed since 1980, but has never implemented a coordinated system of directional signage. In order to achieve the intent of this wayfinding signage plan within the limitations of the conventionally-zoned district, several Special Exception modifications are requested to permit the additional sign area and locations proposed on the SE Plat (see the Zoning Analysis section, below, for further detail).

The SE Plat includes:

 Two freestanding mall identification signs,  A series of smaller directional signs to be located at access and decision points along the ring road,  An enhanced system of parking lot directional signage,  A table of the proposed signs, included on Sheet P-0309, indicating the specific SE modifications requested.

More detailed descriptions of the proposed signs are included in the analysis section of this report.

COMPREHENSIVE PLAN PROVISIONS (Appendix 7)

Plan Area: III

Planning District: Springfield

Planning Sector: Fairfax Center Area, Land Unit J, Sub-Unit J5

Plan Map: Fairfax Center Area

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Plan Text: (selected excerpts)

Land Unit J of the Fairfax Center Area Plan is located west of the Lee-Jackson Memorial Highway /I-66 interchange and is the primary mixed-use development area of the Plan, encompassing the highest planned intensities in Fairfax Center. Sub-unit J5 consists of approximately 133 acres, containing the Fair Oaks regional mall at its center and several office buildings and hotels around its perimeter. A Metrorail station is eventually planned to be constructed along I-66 with a pedestrian connection to this sub-unit.

The ultimate Plan for Sub-Unit J5 would contain a mixture of up to 3.1 million square feet of residential, retail, hotel and office uses at the Overlay level of development (the “best and highest” use scenario envisioned by the Fairfax Center Area Plan). The existing retail and office uses are acknowledged as an interim phase in the Overlay Level, and are also subject to the required Overlay elements and criteria of the Plan.

LAND-USE ANALYSIS:

Identification of the mall is challenging for motorists on adjoining roadways, due to limited direct access to the mall itself, and to topographical challenges and vegetation that make mall visibility difficult. The ring road system provides 360- degree access to the mall, but is also shared by other non-mall properties, and includes many different points of access, which can make navigation difficult.

Comprehensive Plan text for Sub-Unit J5 of the Fairfax Center Area recognizes the navigational challenges inherent in the existing suburban-style mall property, and encourages the development of a conceptual circulation plan, to include: “circulation into, around, and through the mall property, connecting to land uses on the periphery of the mall property and outside the land unit”. The Plan recommends that “signage or other wayfinding devices should be incorporated as gateway features and installed as part of a comprehensive wayfinding plan to facilitate easy movement around the property.”

Staff feels that the creation of a well-defined system of wayfinding signage for the mall property is much-needed, and would represent a component of the Comprehensive Plan’s envisioned circulation plan for the mall property. Identification and directional signage would aid the public in connecting to the mall from surrounding roadways, and would guide visitors to the appropriate mall entrances reducing traffic conflicts that now exist.

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ZONING ANALYSIS:

Most other regional malls in Fairfax County are located in “planned” zoning districts, which allow the implementation of a Comprehensive Sign Plan, per. Sect. 12-210 of the Zoning Ordinance, this provision allows increased flexibility with regards to County sign ordinances, in order to meet the needs of large-scale mixed-use developments. Fair Oaks Mall, however, remains in a conventional C-7 Zoning District, which leaves the property ineligible for the flexibility of a Comprehensive Sign Plan. The C-7 District is subject to the standard sign regulations contained in Article 12 of the Zoning Ordinance, which in many cases are not well suited for such large-scale, multi-parcel developments.

Special Exception Provisions (Sect. 9-620):

Section 9-620 of the Zoning Ordinance allows the Board to approve, by Special Exception, waivers of selected aspects of sign ordinance provisions, in Commercial and Industrial districts. Such waivers are expressly limited in scope, to include only:

1. An increase in sign area, increase in sign height, or a different location of a sign that is otherwise allowed by the Ordinance (not to permit additional signs that are not otherwise allowed), 2. When there are unusual circumstances or conditions in terms of location, topography, size or configuration of the lot; access to the lot; unusual size or orientation of the structure on the lot; or other unique circumstances of the land or structure that impacts the applicant’s ability to provide for a reasonable identification of the use, 3. When such waiver will remain in harmony with the Comprehensive Plan, and 4. When such waiver will not have any deleterious effect on the existing or planned development potential of surrounding properties and is consistent with the purpose and intent of Article 12.

It is the opinion of staff that Fair Oaks regional mall does face unusual identification and wayfinding challenges, based on its location and orientation with regard to the surrounding roadways, and the utilization of Special Exception waivers would help achieve the goals of the Comprehensive Plan for a coordinated circulation plan for the mall property. The requested SE waivers would be limited to sign area and location of otherwise permissible signs, and would not appear to have any deleterious effect on surrounding properties. Staff finds that the SE modifications requested would meet the criteria of Sect. 9-620.

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ANALYSIS OF SE PLAT

Existing Wayfinding Signs (Sheets P-0301 to P-0302):

Three existing signs direct customers to the parking garages on the site, and are proposed to remain.

Figure 4: Sign P2-001. Figure 5: Sign P2-002.

Figure 6: Sign P3-001

The existing parking signs exceed the permissible sign area of 2 square feet (sf) each for minor directional signs, per Par. 2G of Sect. 12-103, and the proposal includes SE waivers to allow the existing sign areas indicated. There is no maximum height specified in Sect. 12-103 of the Ordinance for minor directional signs, so no height modification is required. Staff has no issue with the proposed waivers.

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Sign Ordinance Permissible Requested Description: Section: Sign Area: Sign Area: P2-001 12-103.2G 2 sf 48 sf P2-002 12-103.2G 2 sf 48 sf P3-001 12-103.2G 2 sf 90 sf

Figure 7: Existing parking sign waivers requested.

Shopping Center Signs (Sheets P-0303 to P-0304):

Two freestanding monument identification signs (A01 and A02) are proposed - one at each access to the ring road from Route 50. The signs would be identical, at 34 feet wide by 5 feet in height, with a sign area of 260.67 square feet each (since the signs are in excess of 18” in depth, both sides of the sign face must be calculated in the total sign area).

Figure 8: Sign A01/A02 – Shopping center identification sign.

Per Par. 10 of Sect. 12-203, a shopping center with frontage on two major thoroughfares is permitted one freestanding sign for each major street frontage. The current SE area has frontage on both Interstate 66 and Route 50, and would be allowed two freestanding signs, limited by Par 4 of Sect. 12-203 to a maximum height of 20 feet each. Section 12-205 of the Ordinance further limits the maximum size of freestanding signs for shopping centers with frontage on primary highways and major thoroughfares to a maximum of 80 square feet each.

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Sign Ordinance Permissible Requested Description: Section: Sign Area: Sign Area: A1-001 12-203, 80 sf 260.37 sf* 12-205 A2-001 12-203, 80 sf 260.37 sf* 12-205

Figure 9: Proposed identification sign waivers requested.

Due to limited visibility along I-66, the applicant proposes to locate both of the two allowed freestanding identification signs along the Route 50 frontage, one at each of two major access points along that frontage. Staff supports the modification of the proposed sign locations, as they represent logical points of identification for the mall. Staff did have some concern about the possibility of the proposed signs interfering with sight lines at the busy access points.

Figure 10: Proposed identification sign locations

Issue: Sight Visibility: Route 50 is a major high-speed arterial route, and this particular section of roadway is particularly challenging to navigate, as motorists must rapidly change lanes to prepare for the nearby interchange with I-66, or to enter/exit the mall property. While each of the two access points features dedicated entrance/exit lanes, travelers have little time to merge with approaching traffic.

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Figure 11: Approximate sign A1-001 location.

Staff was concerned that the proposed signs might restrict the ability of an outbound motorist to view approaching traffic on Route 50, as they prepare for a merge situation. The applicant was asked to verify that the proposed signs would be clear of required sight lines, and has produced an additional exhibit (included as Appendix 4), further detailing individual sign locations and verifying compliance with sight triangle requirements of the Zoning Ordinance (Sect. 2-505). Staff has also proposed a development condition to ensure that no sign shall obstruct sight visibility, to address this concern.

Directional Signs (Sheets P-0305 to P-0306): There are no directional signs specifically allocated for regional shopping malls in the Zoning Ordinance. However, Par. 2G of Sect. 12-103 allows small signs for the direction or convenience of the public, including signs identifying the location of parking areas. The SE modifications available per Sect. 9-620 would allow the Board to approve additional sign area for these directional signs to accommodate the unique directional needs of the regional mall.

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There are two main directional sign types proposed with this SE application, to be distributed throughout the site to provide directional cues at major accesses and other decision points along the ring road. Anchor tenant identification is included on the signs, though only as directional “landmarks” or visual cues for drivers; no logos or other advertisements will be permitted. Staff feels this is appropriate, since the public does use anchor tenant locations to provide visual cues in such a regional mall setting.

Figure 12: Directional sign locations.

Type A3 signs would be located at the major secondary access points to the site and, in addition to directional information, would include limited Fair Oaks Mall identification. Staff believes these signs are appropriate in order to establish the mall’s unique identity and to differentiate the mall signage from other non-related businesses which are also located along the ring road. Type A3 signs would also reinforce the unity of the mall’s signage by merging elements of both the Mall identification signs (A1/A2) and standard directional signs (B1/B2).

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Figure 12: Sign type A3 (two proposed)

Smaller B1/B2 signs would be located at various points along the ring road, and would direct the public to mall entrances and surrounding roadways.

Figure 14: Directional sign waivers requested.

Sign Ordinance Permissible Requested Description: Section: Sign Area: Sign Area: A3 (2) 12-203.2G 2 sf 60 sf B1/B2 (16) 12-203.2G 2 sf 22.5 sf

Figure 13: Sign type B1/B2 (16 proposed)

Staff supports the requested directional sign waivers.

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Parking Lot Directional Signs (Sheets P-0307 to P-0308):

Two similar sign types are proposed to provide locational information for the parking areas, and would be mounted on existing light poles throughout the site. These signs would also be permitted per Par. 2G of Sect. 12-103 of the Ordinance, and would require SE waivers to allow the additional sign areas proposed. Staff supports the proposed parking lot sign waivers.

Figure 16: Parking lot sign waivers requested. Sign Ordinance Permissible Requested Description: Section: Sign Area: Sign Area: A4 (57) 12-203.2G 2 sf 5.5 sf A5 (29) 12-203.2G 2 sf 22 sf

Figure 15: Sign types A4 and A5 (57 and 29 proposed)

General Special Exception Standards (Sect. 9-006)

In addition to sign-specific ordinance standards, all Special Exception applications are required to conform to several general standards:

1. The proposed use at the specified location shall be in harmony with the adopted comprehensive plan. The Comprehensive Plan specifically recommends a comprehensive wayfinding plan for the mall property, and staff believes that the proposed SE modifications would help achieve that goal.

2. The proposed use shall be in harmony with the general purpose and intent of the applicable zoning district regulations. The purpose and intent of Chapter 12 (Sign

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Ordinance) includes the desire to create a convenient and safe environment, and to ensure that all signs within a development are coordinated in color, form and proportion. Staff feels the proposal would provide a coordinated wayfinding system that would achieve those goals.

3. The proposed use shall be such that it will be harmonious with and will not adversely affect the use or development of neighboring properties in accordance with the applicable zoning district regulations and the adopted comprehensive plan. The location, size and height of buildings, structures, walls and fences, and the nature and extent of screening, buffering and landscaping shall be such that the use will not hinder or discourage the appropriate development and use of adjacent or nearby land and/or buildings or impair the value thereof. It is the opinion of staff that the proposal would not adversely affect the use or development of neighboring properties, and that this criteria would be met.

4. The proposed use shall be such that pedestrian and vehicular traffic associated with such use will not be hazardous or conflict with the existing and anticipated traffic in the neighborhood. The proposal would create no additional traffic, nor reconfigure any existing traffic circulation patterns, and should reduce confusion among motorists by providing clear directional cues. Staff considers this criterion met.

5. In addition to the standards which may be set forth in this Article for a particular category or use, the Board shall require landscaping and screening in accordance with the provisions of Article 13. The proposed sign plan would have no impact on the existing use of the site, and would not require additional landscaping or screening. Development conditions will ensure that existing trees and vegetation would be protected, to the extent practical, at the time of final sign permitting. This criterion is considered met.

6. Open space shall be provided in an amount equivalent to that specified for the zoning district in which the proposed use is located. The proposed sign plan would not include any substantial site or use modifications, and would not impact existing or require additional open space; this criterion is satisfied.

7. Adequate utility, drainage, parking, loading and other necessary facilities to serve the proposed use shall be provided. Parking and loading requirements shall be in accordance with the provisions of Article 11. The proposed sign plan would not include any substantial site modifications, and will not impact existing parking; this criterion is satisfied.

8. Signs shall be regulated by the provisions of Article 12; however, the Board may impose more strict requirements for a given use than those set forth in this Ordinance. Sect. 9-620 of the Zoning Ordinance would allow the Board to approve limited modifications to Article 12 provisions. The proposal would meet all other Article 12 requirements, so this criteria would be satisfied.

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CONCLUSIONS AND RECOMMENDATIONS

Staff Conclusions

As discussed in the analysis sections of this report, staff feels that the proposed SE sign waivers would help further Comprehensive Plan recommendations to create a comprehensive wayfinding plan for the mall area, and would help connect the public to surrounding uses and roadways. The proposed SE sign waivers would meet the criteria of Sect. 9-620 of the Zoning Ordinance, and would be within the scope of that provision. Staff supports the requested SE waivers, subject to the development conditions proposed.

Recommendations

Staff recommends approval of SE 2014-SP-007, subject to the proposed development conditions contained in Appendix 1.

It should be noted that it is not the intent of staff to recommend that the Board, in adopting any conditions agreed to by the owner, relieve the applicant/owner from compliance with the provisions of any applicable ordinances, regulations, or adopted standards. The approval of this application does not interfere with, abrogate or annul any easements, covenants, or other agreements between parties, as they may apply to the property subject to this application.

It should be further noted that the content of this report reflects the analysis and recommendations of staff; it does not reflect the position of the Board of Supervisors.

APPENDICES

1. Proposed Development Conditions 2. Special Exception Affidavit 3. Statement of Justification 4. Sight Distance Exhibit 5. Zoning History Chart 6. RZ 74-2-008 proffers 7. Comprehensive Plan Provisions 8. Zoning Ordinance Provisions 9. FCDOT - Transportation memo 10. UFMD – Forestry memo 11. ZIB - Sign Inspection memo 12. Glossary of Terms

APPENDIX 1

PROPOSED DEVELOPMENT CONDITIONS SE 2014-SP-007 May 28, 2014

If it is the intent of the Board of Supervisors to approve SE 2014-SP-007, located at 11750 Fair Oaks Mall, Tax Parcels 46-3 ((8)) – 1A, 1C, 1D, 2, 4A, 5, 6, 6A, 7, 10, 11, 13, 46-4 ((9)) – 8, 18B1 pt, 56-1 ((12)) – 9, 14, for a waiver of certain sign regulations, pursuant to Sect. 9-620 of the Fairfax County Zoning Ordinance, staff recommends that the Board condition the approval by requiring conformance with the following development conditions.

1. This Special Exception is granted for and runs with the land indicated in this application and is not transferable to other land. Minor deviations in sign location, design and area may be permitted when the Zoning Administrator determines that such deviations are minor and are in substantial conformance with the SE Plat.

2. The scope of this Special Exception shall apply only to freestanding signage on the site as specifically depicted on the SE Plat. All prior Special Exception permits related to building-mounted mall signage (SE 80-S-032, SE 80-S-033, SE 01-Y-001 and SE 01-Y-003) including the respective development conditions associated with each, shall remain in full effect and shall not be superseded by this approval. Additional building-mounted signage may continue to be permitted as is allowed either by-right or by separate Special Exception or Special Permit approval. Any additional freestanding signs that require a permit shall require an amendment to this Special Exception.

3. Any sign permitted pursuant to this Special Exception shall be in substantial conformance with the approved Special Exception Plat entitled "Special Exception Plat for Wayfinding Signage", consisting of thirteen sheets and prepared by Walter L. Phillips, Incorporated, which is dated May 27, 2014, and these conditions. The number, size and total sign area for each sign type shall be consistent with the table of signage on Sheet P-0309 of the SE Plat. Signs not requiring permits, allowed by Section 12-103 in the Ordinance, may be permitted, as qualified by these development conditions

4. A matrix for signage shall be provided to the Zoning Administrator prior to the issuance of the first sign permit and all subsequent sign permits, which includes the sign type, sign height, sign area, and/or any other pertinent information deemed necessary by the Zoning Administrator in order to allow efficient tracking of all freestanding signage to be provided on site. Each sign permit shall 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.

5. All freestanding signs shall be located outside of required sight lines and/or sight triangles, and shall not restrict visibility for drivers entering or exiting travel

APPENDIX 1

intersections, aisles or driveways, as determined at the time of sign permitting. Minor modifications to the locations of proposed signs may be permitted to achieve adequate sight distance without necessitating a special exception amendment, provided such changes are in substantial conformance with the locations depicted on the SE Plat. (Signs may be relocated to the opposite side of the roadway and/or set back further to achieve adequate sight distance.)

6. All signs shall be consistent with the color palette, typography and the use of logos indicated in the SE Plat. Minor modifications to sign design may be permitted without an SEA if such changes are consistent for all approved signage and are determined to be in substantial conformance with the character of the approved signs.

7. All sign lighting shall be in conformance with Part 9 of Article 14 of the Zoning Ordinance.

8. Any sign that would be located within the structural root zone of trees, or that would require removal of an existing tree shall require review and approval by the Forest Conservation Branch of DPWES prior to a sign permit being approved. Sign A3.1, specifically, shall be located so as to minimize adverse impacts to the mature trees in the proposed location area. (The structural root zone is defined as a radius of three (3) feet from the base of the tree for each foot of trunk diameter measured at 4.5 feet above existing grade). Any tree that must be removed or which dies as a result of the location of a sign shall be replaced with a tree of similar quality elsewhere on the site, as determined by the Forest Conservation Branch.

9. Where any tree roots one inch or greater in diameter are encountered during any excavation, they shall be cut cleanly at the limits of the excavation. Cuts shall be made using a handsaw or lopping shears.

The above proposed conditions are staff recommendations and do not reflect the position of the Board of Supervisors unless and until adopted by that Board.

This approval, contingent on the above noted conditions, shall not relieve the applicant from compliance with the provisions of any applicable ordinances, regulations, or adopted standards. The applicant shall be himself responsible for obtaining the required Sign Permits through established procedures, and this Special Exception shall not be valid until this has been accomplished.

Pursuant to Section 9-015 of the Zoning Ordinance, this special exception shall automatically expire, without notice, thirty (30) months after the date of approval unless, at a minimum, the use has been established; for the purpose of this SE, the use shall be deemed to be established with the issuance of the first sign permit for an approved sign, and the installation of such sign. The Board of Supervisors may grant additional time to establish the use or to commence construction if a written request for additional time is

APPENDIX 1 filed with the Zoning Administrator prior to the date of expiration of the special exception. The request must specify the amount of additional time requested, the basis for the amount of time requested and an explanation of why additional time is required.

APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 2 APPENDIX 3 APPENDIX 3 APPENDIX 3 APPENDIX 3 APPENDIX 3 APPENDIX 3 APPENDIX 3 APPENDIX 4 APPENDIX 4 APPENDIX 4 ZONING HISTORY CHART

Date Case # Description Tax Map # Still Valid? Max Area (sf) Linear Footage 1980 RZ 74-2-008 Fair Oaks mall created Y

May 19, 1980 SE 80-S-031 Hecht’s (now Macy’s east) bldg.-mounted 046-3-08-5 N 812.0 337.5 LF

May 19, 1980 SE 0-S-032* JC Penney – bldg. mounted 046-3-08-4 Y 384 312 LF

May 19, 1980 SE 80-S-033* Sign modifications 046-3-08-2 Y 643.4 for this parcel 357 LF

May 19, 1980 SE 80-S-034 Lord & Taylor (old location) bldg.-mounted 046-3-08-3 N 434 215 LF

May 19, 1980 SE 80-S-035 Garfinckels bldg.-mounted 46-3-08-pt.1 N 202 131 LF

May 19, 1980 SE 80-S-036 Woodward & Lothrop bldg.-mounted 46-3-08-6 N 391 302 LF (only one ext. wall) 1984 SP 84-P-013 Sign modifications – for United Artists (off-site) – N was reversed by court decree. Proposed 312sf, 25.5’ high monument sign July 12, 1985 Court decree reversing SP 84-P-013 Y July 6, 1989 SP 89-P-014 Hecht’s – sign modifications 046-3-08-5 N 193 1994 SP 94-Y-050 Sign modifications (for monument sign). 046-3-08-7 N Withdrawn to change to SE 1994 SE 94-Y-050 Replaced above – was also withdrawn 046-3-08-7 N Gave total mall LF as 2,737. Existing signage at 2,306.5.

June 25, 2001 SE 01-Y-001* Sears – Budget rental car SE (included signs – 046-3-08-2 Y 83.53 for the rental maintained SE 80-S-033) car co. (so as not to exceed 643.4 of SE 80- S-033)

Jan. 28, 2002 SE 01-Y-003* Macy’s building-mounted signs 046-3-08-1B Y 1373 (457.47 x 3 273.5 (east), 304.0 signs) (west), 245.25 (south), entrances W & S

* - still in force APPENDIX 6 APPENDIX 6 APPENDIX 6 APPENDIX 6 APPENDIX 6 APPENDIX 7

Selected applicable excerpts from the Fairfax County Comprehensive Plan, 2013 Edition. For the full, unabridged, plan please visit the website of the Fairfax County Planning and Zoning Department or view a copy in person at the Fairfax County Planning and Zoning office.

FAIRFAX CENTER AREA (excerpts)

LAND UNIT J

CHARACTER

This land unit is located west of the Lee-Jackson Memorial Highway /I-66 interchange and includes the Fair Oaks regional mall, surrounding commercial and residential development. The Land Unit encompasses the highest planned intensities in Fairfax Center and is part of the core area.

RECOMMENDATIONS

Land Use

General Development Conditions

As the primary mixed-use development in the area, the J Land Unit area should exemplify the overall planning philosophy of the Fairfax Center Area …The highest quality of site and architectural design is expected for proposed development in this area. In addition, landscaping, lighting, and sign design should be well-integrated.

Sub-unit J5

Sub-unit J5 consists of approximately 133 acres and contains the Fair Oaks regional mall at its center and several office buildings and hotels around its perimeter. A Metrorail station is planned to be constructed along I-66 with a pedestrian connection to the sub-unit. Subject to adoption by the Board of Supervisors, a Bus Rapid Transit (BRT) system may be constructed as an interim or alternative transit mode.

Sub-unit J5 is planned at the Overlay level up to 0.65 FAR overall. The 109.5-acre portion of the sub-unit that contains the Fair Oaks Mall property (“mall property”), is planned for residential, retail, hotel, and office uses at the Overlay level, which equates to approximately 3.1 million square feet of development. The approximately 24-acre remainder of the sub-unit is planned for retail, hotel and office uses at the Overlay level. As an interim phase in the Overlay level, the mall property is planned for retail and office uses up to an intensity of 0.50 FAR. Redevelopment at the interim phase should meet the development elements and the performance criteria recommended at the Overlay level.

Entryways, including the Fair Lakes Parkway and the planned transit station, should contain notable gateway features, such as public art, plazas, landscape features, or interesting APPENDIX 7 architecture to mark the threshold of the development. Signage or other wayfinding devices should be incorporated as gateways features and installed as part of a comprehensive wayfinding plan to facilitate easy movement around the property. The architecture, landscaping, signage, and materials should establish unified design themes at the earliest phase of development.

USE-SPECIFIC PERFORMANCE CRITERIA

Commercial/Low Density Office and Neighborhood Center Criteria

 Site Furnishings/Signing and Lighting

o Provide a well-designed signage system to identify buildings and direct safe movement for ingress and egress (vehicular and pedestrian).

o Provide well-designed project entry signs at major auto/pedestrian entry areas.

o Ensure quality design for commercial signs on-site and on building facades; all buildings (within the same development) should portray consistency in signing criteria adherence.

o Control the use of temporary commercial advertising signs; do not use movable signs with flashing lights along street edges.

APPENDIX 8

Selected applicable Zoning Ordinance Provisions from the Fairfax County Zoning Ordinance, dated February 11, 2014. For the full, unabridged, ordinances please visit the website of the Fairfax County Planning and Zoning Department or view a copy in person at the Fairfax County Planning and Zoning office.

ARTICLE 9 – SPECIAL EXCEPTIONS 9-006 General Standards

In addition to the specific standards set forth hereinafter with regard to particular special exception uses, all such uses shall satisfy the following general standards:

1. The proposed use at the specified location shall be in harmony with the adopted comprehensive plan.

2. The proposed use shall be in harmony with the general purpose and intent of the applicable zoning district regulations.

4. The proposed use shall be such that pedestrian and vehicular traffic associated with such use will not be hazardous or conflict with the existing and anticipated traffic in the neighborhood.

6. Open space shall be provided in an amount equivalent to that specified for the zoning district in which the proposed use is located.

8. Signs shall be regulated by the provisions of Article 12; however, the Board may impose more strict requirements for a given use than those set forth in this Ordinance.

APPENDIX 8

9-601 Category 6 Special Exception Uses

Category 6 special exceptions consist of those miscellaneous provisions set forth in various Articles of this Ordinance, which require special approval or authorization from the Board.

17. Waiver of certain sign regulations.

9-620 Waiver of Certain Sign Regulations

The purpose of this special exception is to provide some relief where appropriate for those signs in the C and I districts which, because of certain unusual circumstances as specified below, do not provide identification as intended by the sign regulations. In the C and I districts, the Board may approve, either in conjunction with the approval of a rezoning or as a Category 6 special exception, a modification or waiver of the sign regulations in accordance with the following:

1. Such waiver may be for an increase in sign area, increase in sign height or different location of a sign, not otherwise provided by Sect. 12-304. Such waiver shall not allow the erection of a freestanding sign or off-site sign, not otherwise permitted by this Ordinance, or the establishment of any sign prohibited by the provisions of Sect. 12-104.

2. Such waiver may be approved only when it is demonstrated by the applicant that there are unusual circumstances or conditions in terms of location, topography, size or configuration of the lot; access to the lot; unusual size or orientation of the structure on the lot; or other unique circumstance of the land or structure that impacts the applicant's ability to provide for a reasonable identification of the use.

3. It is determined that such waiver will be in harmony with the policies of the adopted comprehensive plan.

4. A waiver of the sign provisions may be approved only in those locations where, based upon a review of the relationship of the sign to the land, buildings and conforming signs in the neighborhood, it is determined that the sign will not have any deleterious effect on the existing or planned development of adjacent properties and that it is consistent with the purpose and intent of Article 12.

ARTICLE 12 – SIGNS

12-103 Permit Not Required and Temporary Signs To Include Political Campaign Signs

2. No Fairfax County sign permit shall be required for any of the following signs; however, all other applicable regulations of the Zoning Ordinance and those set forth in Chapters 61 and 102 of the Code of the County of Fairfax, the Virginia Uniform Statewide Building Code, and Chapter 7 of Title 33.1 of the Code of Virginia shall apply to such signs. APPENDIX 8

G. Small signs displayed on site for the direction or convenience of the public, such as signs which direct traffic or identify the location of restrooms, public telephones, freight entrances or parking areas or limitations on the use of drive-through windows. No such sign shall exceed two (2) square feet in area or be located closer than five (5) feet to any lot line. Notwithstanding the above limitations, signs displayed on site to identify elements and spaces of accessible facilities shall be permitted and shall conform to the specifications as required in the Virginia Uniform Statewide Building Code (VUSBC) and the Public Facilities Manual.

12-203 Commercial Uses - General

The following regulations shall apply to all signs which are accessory to permitted, special permit and special exception uses located in a C district or the commercial area of a P district, except as provided in Par. 12 of Sect. 207 below. The regulations of this section are supplemented by the provisions set forth in Sections 204, 205 and 206 below.

4. Unless further restricted by the provisions that follow, no freestanding sign shall exceed a height of twenty (20) feet.

5. Freestanding signs, where permitted, shall in no instance project beyond any property line or be within five (5) feet of the curb line of a service drive, travel lane or adjoining street. When located on a corner lot, a freestanding sign shall be subject to the provisions of Sect. 2- 505.

6. Illumination of signs shall be in conformance with the performance standards for outdoor lighting as set forth in Part 9 of Article 14.

7. Except as qualified herein, signs shall be limited to identifying or advertising the property, the individual enterprises, the products, services or the entertainment available on the same property where the sign is located.

10. A shopping center shall be permitted one (1) freestanding sign; provided, however, that a shopping center with frontage on two (2) or more major thoroughfares may have one (1) freestanding sign for each frontage on a major thoroughfare with a maximum of two (2) such signs. No freestanding sign(s), other than those noted above, shall be permitted for individual enterprises located within or on the same lot with a shopping center.

12-205 Commercial Uses With Frontage on Primary Highways and Major Thoroughfares

The following regulations shall supplement the provisions set forth in Sect. 203 above and shall apply to all uses located on commercially zoned lands which have frontage on a primary highway or on a major thoroughfare as shown on the adopted comprehensive plan but which are not located in a Sign Control Overlay District. APPENDIX 8

3. Shopping centers shall be permitted freestanding signs in accordance with the provisions of Par. 10 of Sect. 203 above. Such signs shall be limited to a maximum sign area of eighty (80) square feet.

12-208 Special Permit, Special Exception Uses

The following regulations shall apply to signs accessory to all uses which require approval of a special permit or special exception as set forth in Articles 8 and 9. In addition, the regulations shall apply to signs accessory to such uses where they are permitted by right and to existing such uses which were established prior to the effective date when a special permit or special exception was required for a given use in a given zoning district.

The BZA, in approving a special permit use, and the Board, in approving a special exception use, may specify the area, height, color or illumination of a sign accessory to such a use; but in no event shall the area or height of a sign exceed the limits prescribed below.

1. In all C districts, I districts and commercial areas of P districts, signs accessory to special permit and special exception uses shall be subject to the applicable provisions set forth in Sections 203, 204, 205, 206 and 207 above.

12-305 Special Exceptions

In the C and I districts, the Board may approve, either in conjunction with the approval of a rezoning or as a Category 6 special exception, a modification or waiver of the sign regulations in accordance with Sect. 9-620.

County of Fairfax, Virginia

DATE: May 13,2014

TO: Barbara Berlin, Director Zoning Evaluation Division, Department ofPlanning and Zoning

FROM: Mike Davis, Acting Ch~'. Site Analysis Section Department of Transpo ation

FILE: 3-5 (SE 2014-SP-007)

SUBJECT: Transportation Impact

REFERENCE: SE 2014-SP-007: Fairfax Company ofVirginia, LLC Traffic Zone: 1691; (Fair Oaks Mall) Land Identification Map: 46-3 «08)) lA, IC, ID, 2, 4A, 5, 6, 6A 46-3 «08)) 7, 10, 1,3; 46-4 «09)) 18B1

This department has reviewed the proposed signage plan dated March 27,2014. We have the following comments.

• Monument Sign (A2-00I) - The proposed Monument Sign location is in the existing raised median to Route 50. The design of the sign obstructs sight distance for vehicles exiting onto Route 50, which is a limited access, high speed roadway in this location. The sign also obstructs the sight line for westbound vehicles on the mall ring road that are approaching the free flow inbound intersection creating a safety concern for drivers. The proposed sign location only exacerbates an existing operational and safety concern. FCDOT strongly recommends the proposed sign be relocated outside the median and on the intersection corner to the east adjacent to the existing storm water management pond. Such relocation would provide better visibility ofthe sign for the eastbound motorists on Route 50 and alleviate FCDOT's concerns regarding visibility and traffic safety.

• Monument Sign (A 1-000 1) - This sign is proposed to be located on the eastern Site access to Route 50. The proposed sign placement and geometrics ofthe access are similar to the western access mentioned above with the A2-00 I Monument Sign. For similar reasons as stated above, this proposed sign location only exacerbates an existing operational and safety concern.

MAD/ItR:Vi: SE20 14 SP007FairOaksMallCSP Fairfax County Department of Transportation 4050 Legato Road, Suite 400 Fairfax, Virginia, 22033-2895 phone: (703) 877-5600 TTY: (703) 877-5602 Fax: (703) 877 5723 www.fairfaxcounty.gov/fcdot APPENDIX 10 APPENDIX 11 APPENDIX 12

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.

APPENDIX 12 - 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.

APPENDIX 12 - 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.

APPENDIX 12 - 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