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COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING
(703) 792-7615 FAX (703) 792-4401 OFFICE
www.pwcgov.org
Christopher M. Price, AICP
Director of Planning
September 9, 2016 TO: Planning Commission
FROM: Scott F. Meyer
Planning Office
RE: Rezoning #REZ2016-00019, Lifetime Fitness at Virginia Gateway
Brentsville Magisterial District
I. Background is as follows:
A. Request – To rezone ±24 acres from M-1, Heavy Industrial, to B-1, General
Business, to develop a commercial recreation facility and retail uses with
associated signage and building height modifications. This request is being
concurrently processed with #CPA2016-00004, Virginia Gateway Addition
(Limestone Drive).
Rezoning Request:
M-1 to B-1 zoning
Required / Allowed Provided / Proposed by Development
as B-1 zoning
Site Area N/A ±24 acres REZ area (2 pad sites for
future development)
Building Area N/A Not known at this time
FAR 0.40 maximum 0.40
Height 45 feet Up to 60 feet
(building height modifications with
REZ)
Parking 8 spaces; 1 ADA
accessible space
To be determined/verified during site
plan review
Minimum Open Coverage 15% 30% provided
Landscape Buffers 30-foot landscape
buffer to (north);
10-foot landscape
strip between similar
uses
Conceptual plan shown with Limits of
Clearing; Required to meet all current
standards, unless modified or waivered
Average Daily Trips N/A 1,180 AADT at access point off of
Limestone Drive
Building Façade Signs 3 signs; 3 SF per
building length
6 façade signs
(signage modifications with REZ)
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Rezoning Request:
M-1 to B-1 zoning
Required / Allowed Provided / Proposed by Development
as B-1 zoning
Freestanding Signs 2 freestanding signs
(1 along each street
frontage)
6 monument signs proposed
(signage modifications with REZ)
B. Site Location – The subject ±24.0-acre property is located northeast of the
intersection of Limestone Drive and Wentworth Green Drive, approximately
1,400 feet south of the intersection of Wellington Road and Limestone Drive.
The site is identified on County maps as GPIN 7497-01-3120 and is addressed as
7801 Limestone Drive. The site also is located within the I-66 / Route 29 Sector
Plan special planning area (see maps in Attachment A).
C. Comprehensive Plan – The site is currently designated FEC, Flexible Use
Employment Center, and is also located within the I-66 / Route 29 Sector Plan
special planning area according to the Comprehensive Plan. A Comprehensive
Plan Amendment (CPA) request is being concurrently processed with this subject
rezoning proposal, as per #CPA2016-00004, which is to re-designate ±24.0 acres
from FEC, Flexible Use Employment Center, to RCC, Regional Commercial
Center.
D. Zoning – The site is currently zoned M-1, Heavy Industrial, and is located within
the Data Center Opportunity Overlay District and the Airport Safety Overlay
District.
E. Surrounding Land Uses – Land to the north of the subject area includes a mix of
industrial/manufacturing and commercial uses. To the south is Gainesville
Elementary School. A residential community is located west of the subject area.
Virginia Gateway lies to the northwest (see Attachment A for maps).
II. Current Situation is as follows:
A. Planning Office Recommendation – Staff recommends approval of #REZ2016-
00019, Lifetime Fitness at Virginia Gateway, subject to the proffers dated
September 8, 2016, for the following reasons:
The proposed use as a large-scale commercial recreation facility will serve as
an addition/expansion to the existing Virginia Gateway regional retail
development and is compatible with surrounding uses. The B-1 zoning
district allows for commercial uses that are more compatible with adjacent
residential uses than those uses permitted in the existing M-1, Heavy
Industrial, zoning district.
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As proffered, quality architectural/building design and a cohesive design is
being proposed with this rezoning proposal.
Through the concurrent CPA to re-plan the property from FEC to RCC and
with the rezoning request from M-1 to B-1, the resulting development will
yield considerably less traffic than what could have been developed.
B. Planning Commission Public Hearing – A public hearing before the Planning
Commission has been advertised for September 21, 2016.
III. Issues in order of importance are as follows:
A. Comprehensive Plan
1. Long-Range Land Use – Is the proposed use consistent with those uses
intended by the FEC use designation?
2. Level of Service (LOS) – How does the proposal address the Policy Guide
for Monetary Contributions in effect July 1, 2014?
B. Community Input – Have members of the community raised any issues?
C. Other Jurisdictional Comments – Have other jurisdictions raised any issues?
D. Legal Uses of the Property – What uses are allowed on the property? How are
legal issues resulting from the Planning Commission action addressed?
E. Timing – When must the Planning Commission take action on this application?
IV. Alternatives beginning with the staff recommendation are as follows:
A. Recommend approval of #REZ2016-00019, Lifetime Fitness at Virginia Gateway,
subject to the proffers dated September 8, 2016, as found in Attachment C.
1. Comprehensive Plan Consistency Analysis:
a. Long-Range Land Use – The proposed zoning district of B-1,
General Business, as proffered and among other similar uses,
directly implements the concurrent request to re-plan the use
designation of RCC, Regional Commercial Center. Currently, the
FEC, Flexible Use Employment, land use designation is
inconsistent with the M-1, Heavy Industrial, zoning district.
Therefore, with the CPA request and the rezoning request, the
subject property will be more appropriately planned and zoned.
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b. Level of Service (LOS) – The level of service impacts for this
proposed rezoning are being mitigated according to the 2014
Policy Guide for Monetary Contributions, as follows:
Water Quality $75 per acre ± 24.0 acres $1,800.00
Fire & Rescue $0.61 per SF of
building area
115,000 SF
fitness center,
15,000 SF retail
space, and 4,000
SF restaurant =
134,000 SF total
(as provided in
TIA)
$81,740.00
TOTAL $ $83,540.00
2. Community Input – Notice of the rezoning request has been transmitted to
property owners within 200 feet of the site. As of the date of this staff
report, the Planning Office has not received any other verbal or written
comments on this proposal.
3. Other Jurisdictional Comments – This project site is located outside of the
required notification area from adjacent jurisdictions.
4. Legal Uses of the Property – If the rezoning is approved, the site could be
developed as proffered with the B-1, General Business, zoning district.
With the new B-1 zoning in place, the subject property could be used as a
new commercial recreation center, and with increased building height and
associated signage modifications. Legal issues resulting from Planning
Commission action are appropriately addressed by the County Attorney.
5. Timing – The Planning Commission has until December 20, 2016, which
is 90 days from the first public hearing date, to take action on the rezoning
proposal. A recommendation to approve the rezoning request would meet
the 90-day requirement.
B. Recommend denial of #REZ2016-00019, Lifetime Fitness at Virginia Gateway.
1. Comprehensive Plan Consistency Analysis:
a. Long-Range Land Use – If the rezoning application is denied, the
property could not be developed as a commercial recreational
facility and other enhancements, as proposed. On the contrary, the
existing M-1, Heavy Industrial, zoning will remain intact. The
property would be able to develop according to the M-1 zoning
standards, and would maintain its current FEC use designation.
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b. Level of Service (LOS) – Denial would not have any impact on the
existing level of service.
2. Community Input – Notice of the rezoning request has been transmitted to
property owners within 200 feet of the site. As of the date of this staff
report, the Planning Office has not received any other verbal or written
comments on this proposal.
3. Other Jurisdictional Comments – This project site is located outside of the
required notification area from adjacent jurisdictions.
4. Legal Uses of the Property – If the rezoning is denied, the property would
retain its M-1, Heavy Industrial, zoning and could be developed as per the
original approved proffers in REZ #PLN2004-00385. Legal issues
resulting from Planning Commission action are appropriately addressed by
the County Attorney.
5. Timing – The Planning Commission has until December 20, 2016, which
is 90 days from the first public hearing date, to take action on the rezoning
proposal. A recommendation to deny the rezoning request would meet the
90-day requirement.
V. Recommendation is that the Planning Commission accept Alternative A and recommend
approval of #REZ2016-00019, Lifetime Fitness at Virginia Gateway, subject to the
proffers dated September 8, 2016.
Staff: Scott F. Meyer, x 6876
Attachments
A. Area Maps
B. Staff Analysis
C. Proffer Statement
D. GDP
E. Illustrative Plan
F. ECA Plan Maps
G. Building Elevations
H. Signage Elevations
I. Historical Commission Resolution
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Attachment A – Maps
VICINITY MAP
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Page A-1
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Attachment A – Maps
AERIAL MAP
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Page A-2
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Attachment A – Maps
EXISTING ZONING MAP
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Page A-3
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Attachment A – Maps
LONG-RANGE LAND USE MAP
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Page A-4
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Attachment B – Staff Analysis
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Part I. Summary of Comprehensive Plan Consistency
Staff Recommendation: APPROVAL
This summary analysis is based on the relevant Comprehensive Plan action strategies, goals, and
policies. A complete analysis is provided in Part II of this report.
Comprehensive Plan Sections Plan Consistency
Long-Range Land Use Yes
Community Design Yes
Cultural Resources Yes
Environment Yes
Fire and Rescue Yes
Police Yes
Potable Water Yes
Sanitary Sewer Yes
Transportation Yes
Part II. Comprehensive Plan Consistency Analysis
The following table summarizes the area characteristics (see maps in Attachment A):
Direction Land Use Long-Range Land Use
Map Designation
Zoning
North Commercial condos/industrial office park FEC M-1
South Gainesville Middle School PL M-2; M-1
East Vacant/undeveloped; planned Heavy
Industrial; Existing PWCSA Water Tank
(southeast corner abutting site)
EI M-1
West Suburban residential (medium density);
Wentworth Green
SRM PMR
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Long-Range Land Use Plan Analysis
Through wise land use planning, the County ensures that landowners are provided a reasonable
use of their land while the County is able to judiciously use its resources to provide the services
for residents and employers’ needs. The Long Range Land Use Plan sets out policies and action
strategies that further the County’s goal of concentrating on population, jobs, and infrastructure
within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land
uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a
countywide pattern of land use that encourages fiscally sound development and achieves a high-
quality living environment; promotes distinct centers of commerce and centers of community;
complements and respects our cultural and natural resources, and preserves historic landscapes
and site-specific cultural resources; provides adequate recreational, park, open space and trail
amenities that contribute to a high quality of life for county residents; and revitalizes, protects,
and preserves existing neighborhoods.
LTF Real Estate Company, Inc. (“Applicant") is the contract purchaser of the subject property,
which is comprised of approximately 24.04 acres. The Applicant is requesting a rezoning of the
property from M-1, Heavy Industrial, to B-1 General Commercial, to permit a commercial
recreation facility and retail uses. Included with the rezoning submission is an illustrative plan
that shows more details of the orientation and layout of the Life Time Fitness facility and two
associated future retail pad sites.
The subject site is located within the Development Area. The following table on the next page
summarizes the intended uses, characteristics, and densities intended for the Flexible Use
Employment Center (FEC) land use designation.
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Long-Range Land
Use Map Designation
Intended Uses and Densities
Flexible Use
Employment Center
(FEC)
The purpose of the Flexible Use Employment Center classification
is to provide for areas of employment uses situated on individual
sites or in campus-style “parks.” Primary uses in the FEC
classification are light manufacturing, “start-up” businesses, small
assembly businesses, and office uses (including government offices,
particularly those for Prince William County agencies). Retail
and/or retail service uses shall be considered secondary uses and
shall represent no greater than 25 percent of the total FEC gross floor
area of the project. These retail/retail service uses shall be so located
on a site that their primary purpose is to support the needs of those
employed within that FEC project. Warehousing, wholesale, storage
and/or distribution uses shall also be considered secondary uses
within any FEC project. Outdoor storage shall also be considered a
secondary use and shall be limited to no more than 25 percent of the
land area of the FEC project. Within an FEC designated project, the
more intense uses shall be located in the core of the area and the less
intense uses (excluding outdoor storage) at the periphery, to act as a
transition between the FEC project and adjacent areas designated or
developed for different uses. Office development in FEC areas is
encouraged to be in accordance with the Illustrative Guidelines for
Office Development, provided as a supplement to the Community
Design Plan chapter of the Comprehensive Plan and available from
the Planning Office.
Proposal’s Strengths
Compatible Use in Area Context – This rezoning is proposed in connection with a
Comprehensive Plan Amendment, CPA #PLN2016-00004, which is changing the land
use designation from Flexible Use Employment Center (FEC) to Regional Commercial
Center (RCC). The purpose of the RCC designation is for large-scale retail projects that
serve a regional market. The rezoning and CPA allow for a natural addition to Virginia
Gateway and would be developed in a comprehensive, coordinated manner, similar to the
rest of Virginia Gateway.
New Land Use & Zoning Compatibility – The proposed rezoning of the subject property
from to M-1, Heavy Industrial, to B-1, General Business, directly implements the
concurrently requested RCC land use designation within the Comprehensive Plan.
Proposal’s Weaknesses
Existing Land Use & Zoning Incompatibility – Currently, the FEC land use designation is
not intended to be implemented by the M-1, Heavy Industrial, zoning district.
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On balance, this application is found to be consistent with the relevant components of the Long-
Range Land Use Plan.
Community Design Plan Analysis
An attractive, well-designed County will attract quality development, instill civic pride, improve
the visual character of the community and create a strong, positive image of Prince William
County. The Community Design Plan sets out policies and action strategies that further the
County’s goals of providing quality development and a quality living environment for residents,
businesses and visitors, and creating livable and attractive communities. The plan includes
recommendations relating to building design, site layout, circulation, signage, access to transit,
landscaping and streetscaping, community open spaces, natural and cultural amenities,
stormwater management, and the preservation of environmental features.
Height Modification Request
Pursuant to Zoning Ordinance Sections 32-400.03.2 and 32-400.03.5, the Applicant is requesting
the maximum height of any building to be constructed on the property, may be up to 60 feet.
This deviates from the standard B-1 zoning requirements of 45 feet in height.
The Board of County Supervisors may, by approval of a proffered rezoning or a Special Use
Permit application, approve a structure with a height greater than any specific limitation, subject
to the following standards:
a. For a rezoning application, the maximum height shall be specifically proffered by the
applicant and accepted by the Board of County Supervisors; for a Special Use Permit
application, the maximum height shall be made a condition of approval of the
application;
b. The Board of County Supervisors shall be satisfied that approval of a proffer or Special
Use Permit is a more appropriate course than a rezoning to a classification permitting the
height requested;
c. The Board of County Supervisors shall be satisfied that the proposed height shall not
have a substantial adverse impact on the light and air of adjacent and nearby properties;
d. The County Fire Marshal has certified in writing that the proposed building or other
structure can be properly protected, and will not endanger improvements on adjacent
properties, in case of fire;
e. All other requirements of this chapter for a conditional rezoning or Special Use Permit
have been met; and
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f. The proposal shall not constitute a hazard to aerial navigation. Where the Board of
County Supervisors believes a proposal may be such a hazard, the proposal shall not be
approved unless the Federal Aviation Administration certifies in writing that the proposal
does not constitute a hazard to aerial navigation.
At a requested building height of up to 60 feet within the proposed B-1 zoning district, this
height threshold is still within the allowable maximum height of up to 75 feet, which would be
permitted in the current M-1 zoning district. Staff does not deem this request to be unreasonable
and has determined the height modification to be justified in the context of the proposed
development.
Sign Modification Request
Section 32-250.23 of the Zoning Ordinance allows the Board of County Supervisors to approve
signage above the maximum allowances of the sign standards within the Zoning Ordinance as
part of a rezoning or SUP request. For this specific rezoning proposal, in order to install
additional building façade signs and encompass larger than allowable sign areas, modification
requests through this rezoning are required. The Applicant is requesting up to four (4)
monument signs and up to six (6) building façade signs.
Pursuant to Section 32-250.23 of the Zoning Ordinance and in the context of this rezoning
proposal, the following criteria must be considered in order to grant modifications for signage:
a. Nature of Proposed Use
Factors such as whether the use is a destination or one that relies more on drive-by
visibility should be considered.
o The commercial recreation use is both a destination use and a use that will rely on
drive-by visibility. Additional signage is needed to improve the drive-by
visibility, and to enhance the overall visual quality and image of the property.
There may be future development on the southern portion of the property and
additional entry and monument signage is needed. These signs may incorporate
tenant panels for identification.
b. Character of the Existing Area
The impact on the visual appearance of adjacent and nearby properties and rights-of-
way should be considered.
o This rezoning is proposed in connection with a Comprehensive Plan Amendment
(CPA), which was initiated on February 23, 2016. The CPA proposes a change in
the land use designation from FEC to RCC, Regional Commercial Center, which
is characteristic for Virginia Gateway. The purpose of the RCC designation is for
large-scale retail/commercial projects that serve a regional market. Those areas of
the County designated RCC are located close to or with good access from an
interstate highway. In this context, the subject property is an appropriate
extension of the RCC area. In addition, due to the location of the building and the
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surrounding mixture of residential, commercial, and industrial uses, the proposed
sign modification request will have a minimal impact on the visual appearance of
adjacent/nearby properties and right-of-way.
c. Unique Situation
Whether a unique situation exists, causing a need that is not recurring in nature.
o There is no unique situation that exists. However, the proposed signage is
coordinated with the architecture of the building and represents the brand and
corporate identity for Lifetime Fitness. In addition, the signage will aid potential
customers/members in identifying the characteristics and specific services
available.
d. Comprehensive Plan Designation
o The current land use designation is FEC, which is proposed to change to RCC in
connection with a concurrent CPA.
e. Special Visual Obstruction
Consider the existence of a special visual obstruction or difficulty in locating the use,
making the application of the general provisions of this section too restrictive.
o Due to the overall site layout, the proposed building is located such that signage is
needed on the front (south elevation) and sides (east and west elevations, which
necessitates additional façade signage on the building in order to provide
visibility.
f. Highway Corridor Overlay District (HCOD)
o The property is not located within a Highway Corridor Overlay District.
Proposal’s Strengths
Signage Package – A comprehensive sign package has been offered by the Applicant and
has been proffered with this Rezoning request.
Signage & Building Elevations – Proposed signage and building elevations for the
Lifetime Fitness facility have been offered by the Applicant and are proffered with this
rezoning.
Quality Design – As an extension of the Virginia Gateway retail/commercial center, a
coordinated and cohesive, and high quality building design and architectural style has
been proposed.
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Proposal’s Weaknesses
Insufficient Buffer Along Northern Property Line – A 30-foot landscape buffer is
required along the northern property line, which separates an existing industrial park use
and commercial facility. This is not clearly shown.
On balance, this application is found to be consistent with the relevant components of the
Community Design Plan.
Cultural Resources Plan Analysis
Prince William County promotes the identification, evaluation, and protection of cultural
resource sites throughout the County, as well as the tourism opportunities these sites present.
The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William
County’s significant historical, archaeological, architectural, and other cultural resources—
including those significant to the County’s minority communities—for the benefit of all of the
County’s citizens and visitors. To facilitate the identification and protection of known
significant properties that have cultural resource values worthy of preservation, the land use
classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The
plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites,
Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic
sites, and encourages the identification, preservation, protection, and maintenance of all
cemeteries and/or gravesites located within the County.
The Historical Commission reviewed this proposal at its June 14, 2016 meeting, and determined
that no further work was needed (see resolution in Attachment I). The County Archaeologist
concurs.
Proposal’s Strengths
None identified.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the
Cultural Resources Plan.
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Environment Plan Analysis
Prince William County has a diverse natural environment, extending from sea level to mountain
crest. Sound environmental protection strategies will allow the natural environment to co-exist
with a vibrant, growing economy. The Environment Plan sets out policies and action strategies
that further the County’s goal of preserving, protecting and enhancing significant environmental
resources and features. The plan includes recommendations relating to the incorporation of
environmentally sensitive development techniques, improvement of air quality, identification of
problematic soil issues, preservation of native vegetation, enhancement of surface and
groundwater quality, limitations on impervious surfaces, and the protection of significant
viewsheds.
Currently, the site is almost entirely wooded. There are no Resource Protection Area (RPA)
features. However, there are some jurisdictional wetlands onsite that will be disturbed.
SUBWATERSHED: Broad Run subshed 246
TOTAL SITE AREA / ER AREA: 24 acres / 0 acres
TREE SAVE AREA: Not provided
UNDISTURBED AREA: Not provided
PERCENT IMPERVIOUS / PERVIOUS: 10.71 acres / 13.33 acres
AREA OF DISTURBANCE: Not provided
REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: Note on Sheet
2 of ECA indicates that species and habitats were indicated in database, but not in close
proximity to site. This should be clarified.
Soils:
No. Soils name Slope Soil category Erodibility
30B Jackland 2-7% III Moderate
53B Sycoline-Kelly 2-7% II Moderate
56A Waxpool 0-2% III Slight
Proposal’s Strengths
Water Quality – A $75 per acre monetary contribution for water quality monitoring,
stream restoration, and/or drainage improvements has been proffered.
Defined Limits of Clearing – As indicated on the GDP, approximate limits of clearing are
delineated in order to control the extent of onsite disturbance, which results in preserving
areas of intact vegetation onsite. This is especially true for the eastern/side portion of the
subject site.
Proposal’s Weaknesses
Extent of Site Disturbance – Although limits of clearing are shown on the GDP, the
extent of overall clearing is more excessive than preferred.
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On balance, this application is found to be consistent with the relevant components of the
Environment Plan.
Fire and Rescue Plan Analysis
Quality fire and rescue services provide a measure of security and safety that both residents and
businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and
action strategies that further the County’s goal of protecting lives, property, and the environment
through timely, professional, humanitarian services essential to the health, safety, and well-being
of the community. The plan includes recommendations relating to siting criteria, appropriate
levels of service, and land use compatibility for fire and rescue facilities. The plan also includes
recommendations to supplement response time and reduce risk of injury or death to County
residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR)
training, automatic external defibrillators (AED), and encourage installation of additional fire
protection systems—such as sprinklers, smoke detectors, and other architectural modifications.
The nearest responding fire station is Gainesville Fire & Rescue Station #4. The site is located
within the 4.0-minute response area for fire suppression and basic life support, and is within the
8.0 minute response time for advanced life support services. The Gainesville station is located
approximately 0.7 miles to the southwest of the SUP site. According to the FY 2014 figures, this
station work load capacity was at 62.7 % with four tactical units and 5,014 responses.
Proposal’s Strengths
Response Times – The site is located within the recommended 4.0-minute response time
for fire suppression and basic life support, and within the 8.0-minute response time for
advanced life support services.
Monetary Contribution – The standard $0.61 per square foot of building area monetary
contribution for water quality monitoring, stream restoration, and/or drainage
improvements has been proffered.
Station Workload – According to the FY 2014 figures, the nearest responding station
work load capacity is 62.7%, which is well within capacity.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the Fire
and Rescue Plan.
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Police Plan Analysis
Residents and businesses expect a high level of police service for their community. This service
increases the sense of safety and protects community investments. The Police Plan is designed
to promote Prince William County’s public safety strategic goal to continue to be a safe
community, reduce criminal activity, and prevent personal injury and loss of life and property, as
well as to ensure effective and timely responses throughout the County. This plan encourages
funding and locating future police facilities to maximize public accessibility and police visibility
as well as to permit effective, timely response to citizen needs and concerns. The plan
recommends educational initiatives, such as Neighborhood and Business Watch, and Crime
Prevention through Environmental Design (CPTED), which encourages new development to be
designed in a way that enhances crime prevention. The plan also encourages effective and
reliable public safety communications linking emergency responders in the field with the Public
Safety Communications Center.
The Prince William County Police CPTED Manual, Crime Prevention Through Environmental
Design: A guide to safe environments in Prince William County, Virginia, can be found at
http://www.pwcgov.org/government/dept/police/Pages/CPTED.aspx. The Applicant should also
consider the use of no-trespassing signage within the community. The developer/applicant is
encouraged to pay particular attention to the CPTED manual and apply design principles during
the final site plan/design phase.
At this time, the Police Department does not believe this application will create significant
impact on calls for service.
Proposal’s Strengths
None identified.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the Police
Plan.
Potable Water Plan Analysis
A safe, dependable drinking water source is a reasonable expectation of County residents and
businesses. The Potable Water Plan sets out policies and action strategies that further the
County’s goal of providing an economically and environmentally sound drinking water system.
The plan includes recommendations relating to system expansion, required connections to public
water in the development area, and the use of private wells or public water in the rural area.
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The subject property is within the Development Area of the County and is thereby required to
utilize public water to develop. Public water is available on-site from an existing 12-inch stub-
out located in the northwestern corner of the subject parcel. The Applicant must provide
confirmation of dedicated easements for the two existing 24-inch transmission mains routed
through the site before vacating the existing 25-foot ingress/egress easement. Public water shall
be provided to serve the site. Depending on the final configuration of the onsite water mains,
additional water main extensions may be required to provide adequate fire protection or satisfy
water quality requirements.
The Applicant shall plan, design and construct all on-site and off-site water utility improvements
necessary to develop the subject property and the above-listed requirements in accordance with
all applicable Service Authority, and County and State requirements, standards, and regulations.
Proposal’s Strengths
Water Connection & Service – The Applicant has proffered to be responsible for all on-
site and off-site improvements required to provide the water service demand generated by
the development.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the
Potable Water Plan.
Sanitary Sewer Plan Analysis
Appropriate wastewater and sanitary facilities provide needed public health and environmental
protections. The Sanitary Sewer Plan sets out policies and action strategies that further the
County’s goal of providing an economically and environmentally sound sanitary and stormwater
sewer system. The plan includes recommendations relating to system expansion, required
connections to public sewer in the development area, and the use of either private or public
sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area.
The subject property is within the Development Area of the County and is thereby required to
utilize public sewer to develop. Public sewer is available on-site from an existing 8-inch gravity
main located along the northwestern corner of the subject site. A sewer will be required by the
Applicant to ensure the existing sewer system has adequate capacity for the proposed
development.
The Applicant shall plan, design, and construct all on-site and off-site sanitary sewer utility
improvements necessary to develop the property and satisfy all requirements in accordance with
all applicable Service Authority, County, and State requirements, standards and regulations.
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Proposal’s Strengths
Sewer Connection & Service – The Applicant has proffered to be responsible for all on-
site and off-site improvements required to provide the sewer service demand generated
by the development.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the
Sanitary Sewer Plan.
Transportation Plan Analysis
By providing a multi-modal approach to traffic circulation Prince William County promotes the
safe and efficient movement of goods and people throughout the County and surrounding
jurisdictions. The Transportation Plan sets out policies and action strategies that further the
County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation
system that meets the demands for intra- and inter-county trips, is integrated with existing and
planned development, and provides a network of safe, efficient, and accessible modes of travel.
The plan includes recommendations addressing safety, minimizing conflicts with environmental
and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel
modes, minimizing projected trip demand, and providing sufficient network capacity. Projects
should include strategies that result in a level of service (LOS) of “D” or better on all roadway
corridors and intersections, reduce traffic demand through transportation demand management
strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian
and bicycle pathways, and improved and coordinated access to transit facilities.
The site is accessed off of Limestone Drive with a right-in/right-out configuration and full access
off of Wentworth Green Drive. A Traffic Impact Analysis (TIA) was submitted with this
proposal.
Proposal’s Strengths
Site Access – As proffered, access to the site shall be limited a right-in/right-out
configuration off of Limestone Drive, as shown in the site access configuration on the
General Development Plan (GDP).
Extension of Wentworth Green Drive – As proffered, the Applicant is dedicating
additional right-of-way needed for the extension and widening of Wentworth Green
Drive along the southern frontage of the site. As indicated on the GDP, right-of-way
dedication has been provided along the entire length of southern property and up the
adjacent property. This is considered favorable, as it sets up the future option if
ultimately working towards a connection with the terminus of University Boulevard.
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Wentworth Green Drive Improvements – As proffered, the Applicant is constructing
these extensions over two phases.
Access Drive Improvements – As proffered, the proposed Wentworth Green Drive
Improvements shall include sidewalks on both sides of such access drive extending
northbound into the site.
Proposal’s Weaknesses
Unresolved Left-Turn Issue – At the time of this staff report, VDOT has accepted the
revised TIA, but has rejected the proposal to prepare a traffic signal study in the area of
the proposed development. Since this study would be for VDOT only and not benefit the
County, the County does not support this. VDOT has left the decision as to whether to
extend the westbound left turn lane on the Wellington Road approach at the Limestone
intersection to the County. At this time, the County does not support this improvement
and this issues needs to be resolved.
On balance, this application is found to be consistent with the relevant components of the
Transportation Plan.
Materially Relevant Issues
This section of the report is intended to identify issues raised during the review of the proposal,
which are not directly related to the policies, goals, or action strategies of the Comprehensive
Plan, but which are materially relevant to the County’s responsibilities in considering land use
issues. The materially relevant issues in this case are as follows:
At the time of this staff report, there was not full resolution in regard to the westbound
left-turn lane on the Wellington Road approach at the Limestone Drive intersection.
Staff and the Applicant has been working with VDOT on the proffered details, and it is
expected that a resolution will soon be reached.
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Agency Comments
The following agencies have reviewed the proposal and their comments have been summarized
in relevant comprehensive plan chapters of this report. Individual comments are in the case file
in the Planning Office:
County Archaeologist
PWC Fire Marshal
PWC Historical Commission
PWC Parks & Recreation
PWC Planning Office / Proffer Administration / Zoning
PWC Police / Crime Prevention
PWC Public Works – Solid Waste / Watershed / Environmental / Arborist
PWC Service Authority
PWC Transportation
Virginia Department of Transportation (VDOT)
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Attachment C
Proposed Proffers dated September 8, 2016
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PROFFER STATEMENT
RE: REZ #PLN2016-00019, Life Time Fitness at Virginia Gateway
Record Owner: Virginia Gateway Associates, L.P.
Contract Purchaser/Applicant: LTF Real Estate Company, Inc.
Property: GPIN 7497-01-3120
Brentsville Magisterial District
Approximately 24.04 acres
M-1, Heavy Industrial, to B-1, General Commercial
Date: September 8, 2016
The undersigned hereby proffers that the use and development of the subject Property shall
be in strict conformance with the following conditions, which shall supersede all other proffers
made prior hereto (including the proffers approved with REZ #PLN2004-00385 and REZ #2001-
00113) relative to the subject Property. In the event this rezoning is not granted as applied for by
the Applicant, the below described proffers shall be withdrawn and are null and void and the
proffers associated with REZ #PLN2004-00385 and REZ #2001-00113 shall remain in full force
and effect.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. Any improvements proffered herein shall be provided at the time of
development of the portion of the site served by the improvement, unless otherwise specified. The
terms “Applicant” and “Developer” shall include all future owners and successors in interest.
For purposes of reference in this Proffer Statement, “GDP” shall be that plan prepared by
Urban, Ltd., entitled “General Development Plan - Life Time Fitness Rezoning,” dated April,
2016, last revised September 8, 2016 (sheet 2 of 4); and “Transportation Plan” shall be that plan
prepared by Urban, Ltd., entitled “Transportation Plan - Life Time Fitness Rezoning,” dated April,
2016, last revised September 8, 2016 (sheet 4 of 4).
USE AND DEVELOPMENT
1. General Development Plan - The subject Property shall be developed in general
conformance with the GDP, subject to changes approved by the County in connection with
site plan review.
COMMUNITY DESIGN
2. Architecture - The architecture for the front façade of the building to be constructed in the
northern building envelope on the Property, as depicted on the GDP, shall be in general
conformance with the level of quality shown on the exhibit entitled “Conceptual Exterior
Building,” dated August 2016. Modifications may be permitted to the building features
such as, but not limited to, the number, location and dimensions of windows, doors, number
of building stories and other architectural features and details provided the overall quality
is maintained. Additional changes to the architecture may be approved by the Planning
Director. Compliance with this proffer shall be evidenced with the submission to the
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Planning Office of building elevations prior to the issuance of the building permit release
letter.
3. Height - Pursuant to Zoning Ordinance Section 32-400.03.2 and 400.03.5, the maximum
height of any building to be constructed on the Property, may be sixty feet (60'), provided
that the minimum setbacks in the B-1 District are met. Such other higher building height
over 60 feet may be permitted, provided that any structure above 60 feet in height shall be
setback a minimum of 20 feet plus one foot for every foot in height above 60 feet from all
property lines.
4. Monument Signage - Pursuant to Zoning Ordinance Section 32-250.23, the Applicant may
construct up to four (4) monument and/or entry feature signs in the general locations
depicted on the GDP. Said signage shall be in general conformance with the elevations
entitled “Illustrative Monument/Entry Signage Elevations,” dated July 28, 2016. The
monument signs and/or entry features shall incorporate masonry construction and may
have project identification signage and/or multiple tenant panels.
5. Facade Signage - Pursuant to Zoning Ordinance Section 32-250.23, the Applicant may
construct up to six (6) façade signs on the building to be constructed in the northern
building envelope on the Property, as depicted on the GDP. The façade signage shall be in
general conformance with the elevations entitled “Illustrative Façade Sign Elevations,”
dated July 28, 2016, consisting of two sheets. The sign copy, colors and corporate logos
may change.
TRANSPORTATION
6. Limestone Drive Entrance - Vehicular access to the Property from Limestone Drive shall
be limited to right in/right out, as shown on the GDP or as otherwise approved by the
County.
7. Extension of Wentworth Green Drive
a. Dedication - The Applicant shall dedicate, at no cost to the Prince William County
Department of Transportation (hereinafter, “County Transportation”) or the
Virginia Department of Transportation (hereinafter, “VDOT”), public road right-
of-way for Wentworth Green Drive in the location shown on the Transportation
Plan and up to the maximum width shown on the Transportation Plan. Said right
of way shall be dedicated to the County prior to or concurrent with the first final
site plan for the Property.
b. Design and Construction - The Applicant shall provide the design and engineering
for the extension of Wentworth Green Drive on the Property as a modified CI-1
standard, as shown on the Transportation Plan and/or as otherwise modified or
waived by County Transportation and/or VDOT in connection with final
engineering and plan approval (“Wentworth Green Drive Improvements”). The
Wentworth Green Drive Improvements shall include a sidewalk on the northern
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side, but need not include a sidewalk on the southern side unless, at the time of
submittal of the design and engineering plans for the Wentworth Green Drive
Improvements, an off-site extension of Wentworth Green Drive has been
constructed (by others) from future University Drive, to the eastern Property line.
The design and engineering plans for the Wentworth Green Drive Improvements
shall be provided to the County for review with the first final site plan for the
Property.
c. Construction - The Applicant may phase construction of the Wentworth Green
Drive Improvements as follows:
i. Phase I Construction: Subject to County Transportation and VDOT
approval, the Applicant shall construct the first phase of the Wentworth
Green Drive Improvements (depicted as Phase 1 on the Transportation
Plan), within existing and proposed right-of-way (“Wentworth Green Drive
Phase 1 Improvements”). The Wentworth Green Drive Phase 1
Improvements shall be completed prior to issuance of the first occupancy
permit for a building in the northern building envelope on the Property, or
such later date approved by County Transportation. For purposes of this
proffer, “completed” shall mean that the improvements are constructed in
accordance with approved plans and are open to traffic, but not necessarily
accepted into the State system for maintenance.
ii. Phase II Construction: Subject to County Transportation and VDOT
approval, the Applicant shall construct the second phase of the Wentworth
Green Drive Improvements (depicted as Phase 2 on the Transportation
Plan), within existing and proposed right-of-way (“Wentworth Green Drive
Phase 2 Improvements”). The Wentworth Green Drive Phase 2
Improvements shall be completed prior to issuance of an occupancy permit
for the first building within the southern portions of the Property labeled as
“Future Development” on the Transportation Plan, or such later date
approved by County Transportation. For purposes of this proffer,
“completed” shall mean that the improvements are constructed in
accordance with approved plans and are open to traffic, but not necessarily
accepted into the State system for maintenance.
d. Access Drive: The drive providing vehicular access to the Property from the
proposed Wentworth Green Drive Improvements shall include sidewalks on both
sides of such access drive. The construction of the sidewalks along the access drive
may be phased as follows: (i) the Applicant shall provide the sidewalk on the
western side of the access drive with the initial construction of the access drive; and
(ii) the Applicant shall construct the sidewalk on the eastern side of the access drive
concurrently with its construction of the Wentworth Green Drive Phase 2
Improvements as described above.
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FIRE & RESCUE
8. Monetary Contribution - The Applicant shall make a monetary contribution to the Prince
William Board of County Supervisors in the amount of $0.61 per square foot to be used
for fire and rescue services. Said contribution shall be based on the size of the buildings
shown on the applicable site plan(s) (excluding any structured parking) and shall be paid
prior to and as a condition of the issuance of a building permit for such building.
ENVIRONMENTAL
9. Monetary Contribution - The Applicant shall make a monetary contribution to the Prince
William Board of County Supervisors in the amount of $75.00 per acre for water quality
monitoring, drainage improvements and/or stream restoration projects. Said contribution
shall be made prior to and as a condition of final site plan approval with the amount to be
based on the acreage reflected on the site plan.
10. Stormwater Management - The Applicant shall provide stormwater management off-site
per PWC Plan #01‐00217 and/or on-site.
11. Limits of Clearing - The Applicant shall limit clearing and grading within those areas
depicted on the GDP as LOC, subject to minor revisions in accordance with final
engineering considerations at the time of plan review and approval. No clearing or
improvements shall be made within the limits of clearing, without County approval, with
the exception of: (a) the removal of noxious vegetation, such as poison ivy, poison oak,
etc., as well as dead, dying or hazardous trees; and/or (b) the installation and maintenance
of storm sewer lines, SWM facilities or dry utilities.
WATER AND SEWER
12. Water and Sewer - The Property shall be served by public sanitary sewer and water, and
the Applicant shall be responsible for those improvements required in order to provide such
service for the demand generated by the development of the Property.
MISCELLANEOUS
13. Escalator - In the event the monetary contributions set forth in the Proffer Statement are
paid to the Prince William County Board of County Supervisors within 18 months of the
approval of this rezoning, as applied for by the Applicant, said contributions shall be in the
amounts as stated herein. Any monetary contributions set forth in the Proffer Statement
which are paid to the Board after 18 months following the approval of this rezoning shall
be adjusted in accordance with the Urban Consumer Price Index (“CPI-U”) published by
the United States Department of Labor, such that at the time contributions are paid, they
shall be adjusted by the percentage change in the CPI-U from that date 18 months after the
approval of this rezoning to the most recently available CPI-U to the date the contributions
are paid, subject to a cap of 6% per year, non-compounded.
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Attachment D – GDP
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Attachment D – GDP
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Attachment E – Illustrative Plan
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Attachment F – ECA Plan Maps
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Attachment F – ECA Plan Maps
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Attachment G – Building Elevations
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Attachment H – Signage Elevations
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Attachment H – Signage Elevations
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Attachment H – Signage Elevations
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Page 37
Attachment I – Historical Commission Resolution
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Attachment I – Historical Commission Resolution
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