CH Realty VI-Grey Star MF, Tysons Elan LLC

72 Pages·2016·59.41 MB·English

by  Tracy Swagler

APPLICATION ACCEPTED: January 13, 2016
PLANNING COMMISSION: May 25, 2016 @ 8:15 p.m.

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May 11, 2016

STAFF REPORT

CSP 2010-PR-014-02

PROVIDENCE DISTRICT

APPLICANT: CH Realty VI-Grey Star MF, Tysons Elan
LLC

ZONING: PTC, SC, HC

LOCATION: 1521 Boyd Pointe Way

PARCEL(S): 29-3 ((32)) 2A and 3

ACREAGE: 1.58 acres

PLAN MAP: Transit Station Mixed Use
PROPOSAL: Comprehensive Sign Plan associated with
RZ/FDP 2010-PR-014D

STAFF RECOMMENDATIONS:

Staff recommends approval of CSP 2010-PR-014-02 subject to the proposed
development conditions in Appendix 2.

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.

Casey Gresham

Department of Planning and Zoning
Zoning Evaluation Division
12055 Government Center Parkway, Suite 801
Fairfax, Virginia 22035-5509
Excellence * Innovation * Stewardship Phone [phone] FAX [phone]
Integrity * Teamwork * Public Service www.fairfaxcounty.gov/dpz/
The approval of these applications does not interfere with, abrogate or annul any easement,
covenants, or other agreements between parties, as they may apply to the properties subject to
these applications.
For information, contact the Zoning Evaluation Division, Department of Planning and
Zoning, 12055 Government Center Parkway, Suite 801, Fairfax, Virginia 22035-5505,
[phone].
O:\cgresham\Applications\!RZ_SE Cases\CSP 2010-PR-014-02 Adaire Grey Star\CSP 2010-PR-014-02 Grey Star Adaire Cover.docx
Americans with Disabilities Act (ADA): Reasonable accommodation is available upon 48 hours advance
notice. For additional information on ADA call [phone] or TTY 711 (Virginia Relay Center).
Comprehensive Sign Plan
CSP 2010-PR-014-02
CH REALTY VI - GREY STAR MF, TYSONS
ELAN LLC
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DESCRIPTION OF THE APPLICATION

The applicant, CH Realty VI-Grey Star MF, Tysons Elan LLC, requests approval of a
Comprehensive Sign Plan (CSP) for one building, currently under construction,
approved as RZ/FDP 2010-PR-014D. The application area is located within the PTC
District; the approved FDP for the site (FDP 2010-PR-014D) permits a residential
building with ground floor retail (Building D2A) and an interim park. Building D2A, to be
known as the Adaire, is a 35-story residential structure with 400 dwelling units being
constructed on Parcel 2A; Parcel 3, which will be the future site of Building D2B, will be
developed as an interim public park. The applicant seeks greater flexibility for the
residential, temporary, and future tenant signage to enhance the overall visibility to the
area given its proximity to the Spring Hill Metro Station. This coordinated signage
system for the Adaire will assist in establishing the identity of the community while also
helping to direct vehicular, transit, and pedestrian traffic to the Adaire. The proposed
signage includes building-mounted signs for the residential tower as well as future retail
tenant signs, temporary marketing banners, and temporary park signage.

A copy of the CSP proposed with this application is provided in Appendix 1. The
proposed development conditions are provided in Appendix 2, and the applicant’s
statement of justification is provided in Appendix 3.

LOCATION AND CHARACTER

Site Description:

The application area is located in the southeast quadrant of the intersection of Tyco
Road and Boyd Pointe Way. The 1.58-acre site is zoned PTC (Planned Tysons Corner
Urban District), as well as SC (Sign Control Overlay District) and HC (Highway Corridor
Overlay District). The site was previously utilized as a used car dealership, and the
Adaire (Building D2A) is currently under construction. Parcel 3, which is located adjacent
to the Adaire, will contain a public temporary park. Eventually, the temporary park will
be replaced with a residential building (Building D2B) that will be conjoined with the
Adaire as depicted on the proffered CDP for RZ 2010-PR-014D. In addition, as also
shown on that same proffered CDP, the abutting site to the west will be developed with
an office building (Building D1).
CSP 2010-PR-014-02 Page 2

Figure 1: Aerial photograph of CSP application area

A summary of the surrounding land use, zoning, and Comprehensive Plan
recommendations is provided in the following table.

Existing
Existing Use: Plan Recommendation:
Zoning:
North: C-7 Car dealership (Audi) Transit Station Mixed Use
East: PTC Retail/commercial uses Transit Station Mixed Use
Transit Station Mixed Use,
South: C-7 Car dealership (Bentley)
Park/Open Space
West PTC Retail/commercial uses Transit Station Mixed Use

BACKGROUND

Site History:

On December 12, 1977, the Board of Supervisors approved SE 77-D-201 to permit an
auto body shop. An amendment to the special exception was later filed, but it was
withdrawn.
CSP 2010-PR-014-02 Page 3
On April 8, 2008, RZ/FDP 2008-PR-004 was filed with the Zoning Evaluation Division,
which sought to rezone the subject site from C-7 to PRM for mixed-use development.
This case was dismissed on February 25, 2011.

On February 12, 2013, the Board of Supervisors approved RZ 2010-PR-014D,
concurrent with FDP 2010-PR-014D. These applications rezoned 9.86 acres of land
from the C-7 and I-5 Districts to the PTC District for a mixed-use development of seven
buildings, including multi-family residential, office, and hotel buildings ranging up to 400
feet in height, with ground floor retail and other uses. FDP 2010-PR-014D sought to
approve the final development plan for a single high-rise residential building (the
Adaire), an interim park, and an option to retain or remove an existing building.
Information on this application can be found at the following link.

http://ldsnet.fairfaxcounty.gov/ldsnet/ZAPSMain.aspx?cde=RZ&seq=4161272

COMPREHENSIVE PLAN PROVISIONS (Appendix 4)

Plan Area: Area II
Planning District: McLean Planning District
Planning Sector: Tysons Corner Urban Center (M1)
Plan Map: Transit Station Mixed Use

The Tysons Urban Design Guidelines, endorsed by the Board of Supervisors on
January 24, 2012, address design elements that should be considered with signs. On
Page 5-4, suggestions include:

• Use permanent, weather proof, well-designed signs.

• Limit the number of signs to convey a clear message and avoid visual
clutter.

• Clearly state the business name or other information displayed on the sign.

• Scale typeface, characters and graphics of storefront signage to
pedestrians and/or motorists, as applicable.

• The scale and materials used for signs should be appropriate to the
neighborhood. For instance, monolithic digital or other illuminated signs
may be considered on a case by case basis in areas close to the metro and
adjacent to high concentrations of arts and entertainment uses. Similarly,
small-scale blade signs or awning signage would be more appropriate for a
mixed-use residential neighborhood.

• Signage must not present a visual obstruction to sight distances at
intersections and vehicular
CSP 2010-PR-014-02 Page 4
ANALYSIS
Comprehensive Sign Plan (Appendix 1)

Title of CSP: Adaire at Spring Hill Station, Land Bay – D2A, Comprehensive Sign
Plan
Prepared By: Walsh Colucci Lubeley & Walsh PC
Original Date: December 30, 2015
Revision Date: April 29, 2016

Description of the Comprehensive Sign Plan

The CSP contains 28 sheets and proposes building-mounted signs and temporary signs
for the Adaire building. The CSP also proposes building-mounted signs for future retail
tenants. Typography or specific number of retail signs are not specified; however, the
CSP does propose a limitation to the amount of sign area and the location of these
future signs on the building façade.

The following is a summary of the proposed signage by sign type:

Permanent Site Signs

Adaire Building-Mounted Identification Signs

One ground-floor entrance sign is proposed on the south elevation of the building with a
maximum proposed sign area of 11.5 square feet (SF). The sign will consist of individual
aluminum face-lit channel letters.

Figure 2: Ground floor entrance signage
CSP 2010-PR-014-02 Page 5
Two tower signs are proposed at the top of the building, with one sign measuring 157.5
SF to be located on the southern elevation and the other tower sign measuring 240 SF
to be located on the northern elevation of the building. This signage would also consist
of individual aluminum face lit channel letters.

Figure 3: Tower signage, north elevation

Temporary Park Signage

A temporary park sign will be provided at three entry point locations to the interim park,
as proffered in RZ 2010-PR-014D. Each of these signs will be no greater than 4 SF
each.

Figure 4: Interim park signage
CSP 2010-PR-014-02 Page 6
Parking Directional Signage

The CSP details three parking directional signs to be located on the southern elevation
of the Adaire. These signs will include an exit lane sign, a loading entry sign, and a
garage entry sign, measuring 5 SF, 8.1 SF, and 7.9 SF, respectively.

Figure 5: Ground floor parking signage
Retail Tenant Signs

The applicant has proposed building-mounted signage along with select sidewalk
sandwich board signs to be utilized by retail tenants. Under the proposed CSP, the
tenant storefronts may contain blade signs, window signs, façade signs, or sidewalk
signs (for restaurant uses only). The size and number of each sign will vary by tenant,
but under the proposed CSP, the maximum allowable square footage per tenant shall
not exceed 2.0 SF for each linear foot of frontage or a combined sign area greater than
200 SF. The total frontage for tenants is approximately 107 SF, or 160 SF of total
allowable retail tenant signage.

Figure 6: Retail signage
CSP 2010-PR-014-02 Page 7
Temporary Signage

The CSP proposes two temporary signs to assist in marketing during the initial leasing
of the building. One banner would be located along the western elevation, which would
be 378 SF in size; the other banner, which would be located along the southern
elevation facing the Spring Hill Metro platform, would be 750 SF in size. A development
condition has been included permitting these banners to remain for a maximum of 18
months from the date of issuance of each sign permit.

Figure 7: Temporary signage along the western elevation