APPLICATION ACCEPTED: September 22, 2017 PLANNING COMMISSION: January 11, 2018 BOARD OF SUPERVISORS: January 23, 2018 @5:00 PM County of Fairfax, Virginia DECEMBER 26, 2017 STAFF REPORT SE 2017-SP-028 SPRINGFIELD DISTRICT APPLICANT: Seritage SRC Finance, LLC ZONING: C-7, HC PARCEL: 46-3 ((8)) 2 ACREAGE: 15.07 acres PLAN MAP: Mixed Use SE CATEGORY: Category 6 – Waiver of Certain Sign Regulations PROPOSAL: The applicant is requesting a waiver of certain sign regulations to allow an additional 743.18 square feet of sign area for future tenants. STAFF RECOMMENDATIONS: • Staff recommends approval of SE 2017-SP-028, subject to development conditions consistent with those contained in Appendix 1. It should be noted that it is not the intent of staff to recommend that the Board, in adopting any development conditions, relieve the applicant/owner from compliance with the provisions of any applicable ordinances, regulations, or adopted standards. Zachary M. Fountain 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 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. 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). Special Exception Applicant: SERITAGE SRC FINANCE, LLC Accepted: 09/22/2017 SE 2017-SP-028 Proposed: WAIVER OF CERTAIN SIGN REGULATIONS Area: 15.07 AC; DISTRICT - SPRINGFIELD Zoning Dist Sect: 09-0620 ^•v aK Located: / / ' "I 12000 L FAIR OAKS MALL, FAIRFAX, iTJ 'I f M*)\ I CA- r >?oi r* ,%6'yiXir^ VIRGINA 22033 -\r I "S. '"x y-.z--.\ * z x/ ~A Zoning: C- 7 A' ;/ /V -/ .V—<*•< V .. L\V^, Nmw/" * ;?< x i v i -y\^,w Plan Area: 2, rjv.riK: ( NAT ! Hf' yr.uy-ir au»_ VI \ NV.^«Wt<lVNI / SSk Overlay Dist: HC w*.'vr-' /—/ 7tb»-sLi;v.:w''ji*!/ Ttwr vc A U"' Y-AC a \' vk,*' /\ .'y****:-^yT Map Ref Num: 046-3- /08/ /0002 •kTi v-..v ^.Tr-z-x/ yc-ON; \, ,tir-—Lc ! • -u _n \. ys-'i-yy/-r ( 'v "C^T *-*k\ ac \ ^ i 4 *-' ><vli V^-|L-CT'\/«i ry N aw/Si "iL'< S AA 71 NOTE: ALL ARCHITECTURAL TREATMENTS / FINISHES ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL DESIGN WILL BE DETERMINED AT SITE PLAN. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 WALL SIGN: 12'-0" H X 12'-0" W (144 SF) WALL SIGN: 12'-6" W CANOPY SIGN: 3'-4" H x x 3'-5" H (43 SF) T.O. BLADE WALL 46'-8" W (155.56 SF) EL.: 35'-0" T.O. PARAPET EL.: 24'-8" TENANT TENANT TENANT T.O. EXIST. PARAPET (/ TENANT TENANT T.O. UPPER LEVEL EL.: 0'-0" (438.00') WALL SIGN: 15'-0" W WALL SIGN: 15'-0" W x 15'-0" H (225 SF) x 15'-0" H (225 SF) T.O. LOWER LEVEL EL.: -17'-0" (421.00') RESTAURANT #1 RESTAURANT 2 157'-0" FRONTAGE 149'-0" FRONTAGE (PRIMARY ENTRANCE) (PRIMARY ENTRANCE) SIGNAGE FAIRFAX COUNTY ZONING ORDINANCE, SECTION 12-203 BUILDING-MOUNTED SIGNS ON BUILDINGS HOUSING MORE THAN ONE (1) TENANT WHERE EACH TENANT HAS ITS OWN OUTSIDE ENTRANCE(S) SHALL NOT EXCEED ONE AND ONE-HALF (1 1/2) SQUARE FEET OF SIGN AREA FOR EACH LINEAR FOOT OF BUILDING FRONTAGE OCCUPIED BY EACH TENANT. THE MAXIMUM ALLOWABLE SIGN AREA FOR ANY ONE TENANT, HOWEVER, SHALL NOT EXCEED A TOTAL OF 200 SQUARE FEET, EXCEPT THAT A TENANT, WHICH HAS A BUILDING FRONTAGE THAT RESULTS IN AN ALLOWABLE SIGN AREA GREATER THAN 200 SQUARE FEET AND OCCUPIES AN AREA WITH MORE THAN ONE PERIMETER WALL CONTAINING A MAIN ENTRANCE FOR USE BY THE GENERAL PUBLIC, MAY PLACE A MAXIMUM OF 200 SQUARE FEET OF ALLOWABLE SIGN AREA ON EACH SUCH PERIMETER WALL; HOWEVER, IN NO INSTANCE SHALL THE SQUARE FOOTAGE OF SIGNAGE ON ANY SUCH WALL EXCEED ONE AND ONE-HALF (1 1/2) TIMES THE LENGTH OF SUCH WALL. PERMITTED SIGNAGE PROPOSED SIGNAGE TENANT LOCATION FRONTAGE (LF) CALCULATION TOTAL PERMITTED (SF) SIGNAGE TYPE INDIVIDUAL (SF) SUB TOTAL (SF) TOTAL PROPOSED CANOPY 155.56 144 WEST* 157'-0" 157'-0" x 1.5 749.56 WALL MOUNT 225 225 RESTAURANT #1 200 MAX. 972.89 RT-3 SOUTH - - WALL MOUNT 233.33 223.33 RT-4 R-1 WEST* 149'-0" 111'-6" x 1.5 WALL MOUNT 43 43 RT-1 RESTAURANT #2 SOUTH* 74'-0" 111'-6" x 1.5 167.25 WALL MOUNT 43 43 129 RT-2 EAST - - WALL MOUNT 43 43 R-2 RETAIL #1 SOUTH* 79'-4" 79'-4" x 1.5 119 WALL MOUNT 119 119 119 RETAIL #2 SOUTH* 44'-0" 44'-0" x 1.5 66 WALL MOUNT 66 66 66 RETAIL #3 SOUTH* 52'-0" 52'-0" x 1.5 78 WALL MOUNT 78 78 78 CANOPY 21 LOWER LEVEL UPPER LEVEL RETAIL #4 NORTH* 288'-0" 288'-0" x 1.5 200 MAX. 208.54 208.54 WALL MOUNT 187.54 * PRIMARY ENTRANCE 830.25 SF 1573.43 SF FAIRFAX, VA WEST ELEVATION 1814 DECEMBER 22, 2017 NOTE: ALL ARCHITECTURAL TREATMENTS / FINISHES ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL DESIGN WILL BE DETERMINED AT SITE PLAN. 17 16 15 14 13 WALL SIGN: 12'-6" W x 3'-5" H (43 SF) T.O. PARAPET EL.: 19'-6" T.O. UPPER LEVEL EL.: 0'-0" (438.00') T.O. LOWER LEVEL EL.: 17'-0" (421.00') RESTAURANT 2 96'-0" SIGNAGE FAIRFAX COUNTY ZONING ORDINANCE, SECTION 12-203 BUILDING-MOUNTED SIGNS ON BUILDINGS HOUSING MORE THAN ONE (1) TENANT WHERE EACH TENANT HAS ITS OWN OUTSIDE ENTRANCE(S) SHALL NOT EXCEED ONE AND ONE-HALF (1 1/2) SQUARE FEET OF SIGN AREA FOR EACH LINEAR FOOT OF BUILDING FRONTAGE OCCUPIED BY EACH TENANT. THE MAXIMUM ALLOWABLE SIGN AREA FOR ANY ONE TENANT, HOWEVER, SHALL NOT EXCEED A TOTAL OF 200 SQUARE FEET, EXCEPT THAT A TENANT, WHICH HAS A BUILDING FRONTAGE THAT RESULTS IN AN ALLOWABLE SIGN AREA GREATER THAN 200 SQUARE FEET AND OCCUPIES AN AREA WITH MORE THAN ONE PERIMETER WALL CONTAINING A MAIN ENTRANCE FOR USE BY THE GENERAL PUBLIC, MAY PLACE A MAXIMUM OF 200 SQUARE FEET OF ALLOWABLE SIGN AREA ON EACH SUCH PERIMETER WALL; HOWEVER, IN NO INSTANCE SHALL THE SQUARE FOOTAGE OF SIGNAGE ON ANY SUCH WALL EXCEED ONE AND ONE-HALF (1 1/2) TIMES THE LENGTH OF SUCH WALL. PERMITTED SIGNAGE PROPOSED SIGNAGE TENANT LOCATION FRONTAGE (LF) CALCULATION TOTAL PERMITTED (SF) SIGNAGE TYPE INDIVIDUAL (SF) SUB TOTAL (SF) TOTAL PROPOSED CANOPY 155.56 144 WEST* 157'-0" 157'-0" x 1.5 749.56 WALL MOUNT 225 225 RESTAURANT #1 200 MAX. 972.89 RT-3 SOUTH - - WALL MOUNT 233.33 223.33 RT-4 R-1 WEST* 149'-0" 111'-6" x 1.5 WALL MOUNT 43 43 RT-1 RESTAURANT #2 SOUTH* 74'-0" 111'-6" x 1.5 167.25 WALL MOUNT 43 43 129 RT-2 EAST - - WALL MOUNT 43 43 R-2 RETAIL #1 SOUTH* 79'-4" 79'-4" x 1.5 119 WALL MOUNT 119 119 119 RETAIL #2 SOUTH* 44'-0" 44'-0" x 1.5 66 WALL MOUNT 66 66 66 RETAIL #3 SOUTH* 52'-0" 52'-0" x 1.5 78 WALL MOUNT 78 78 78 CANOPY 21 LOWER LEVEL UPPER LEVEL RETAIL #4 NORTH* 288'-0" 288'-0" x 1.5 200 MAX. 208.54 208.54 WALL MOUNT 187.54 * PRIMARY ENTRANCE 830.25 SF 1573.43 SF FAIRFAX, VA EAST ELEVATION 1814 DECEMBER 22, 2017 NOTE: ALL ARCHITECTURAL TREATMENTS / FINISHES ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL DESIGN WILL BE DETERMINED AT SITE PLAN. A B C D E F G H J K L M N O P WALL SIGN: 19'-10" W WALL SIGN: 12'-6" W x 6'-0" H (119 SF) T.O. PARAPET x 3'-5" H (43 SF) WALL SIGN: 19'-6" W EL.: 32'-3" WALL SIGN: 44'-8" W WALL SIGN: 16'-6" W x 4'-0" H (78 SF) T.O. PARAPET x 5'-0" H (223.33 SF) x 4'-0" H (66 SF) EL.: 28'-0" T.O. PARAPET T.O. PARAPET EL.: 24'-0" TENANT EL.: 24'-0" TENANT TENANT T.O. EXIST. PARAPET (/ T.O. UPPER LEVEL T.O. UPPER LEVEL EL.: 0'-0" (438.00') EL.: 0'-0" (438.00') T.O. LOWER LEVEL T.O. LOWER LEVEL EL.: -17'-0" (421.00') EL.: -17'-0" (421.00') RESTAURANT 2 RESTAURANT #1 RETAIL #2 RETAIL #3 RETAIL #1 74'-0" FRONTAGE 111'-0" 44'-0" FRONTAGE 52'-0" FRONTAGE 79'-4" FRONTAGE (PRIMARY ENTRANCE) (PRIMARY ENTRANCE) (PRIMARY ENTRANCE) (PRIMARY ENTRANCE) SIGNAGE FAIRFAX COUNTY ZONING ORDINANCE, SECTION 12-203 BUILDING-MOUNTED SIGNS ON BUILDINGS HOUSING MORE THAN ONE (1) TENANT WHERE EACH TENANT HAS ITS OWN OUTSIDE ENTRANCE(S) SHALL NOT EXCEED ONE AND ONE-HALF (1 1/2) SQUARE FEET OF SIGN AREA FOR EACH LINEAR FOOT OF BUILDING FRONTAGE OCCUPIED BY EACH TENANT.