County of Loudoun. Department of Planning MEMORANDUM. Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning

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1 County of Loudoun Department of Planning MEMORANDUM DATE: March 11, 2015 TO: FROM: Tyler Klein, AICP, Project Manager Land Use Review Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning SUBJECT: SPMI , Stone Ridge Comprehensive Sign Plan Amendment First Referral BACKGROUND The Applicant, Stone Ridge Community Development LLC, seeks approval of a Minor Special Exception (SPMI) to amend the approved Comprehensive Sign Plan for the Stone Ridge development pursuant to the provisions of the Revised 1993 Zoning Ordinance. This proposal requests to amend the comprehensive sign plan for Stone Ridge (ZMOD ) approved in 2006 to permit two electronic displays as part of the approved Homeowners Association Activity Boards. The application proposes one sign on the southwest corner of the intersection of Stone Springs Boulevard and Millstream Drive and two alternate locations for the second sign, the southwest corner of the Tall Cedars Parkway and Gum Spring Road intersection and the southeast corner of Stone Springs Boulevard and Greenstone Drive intersection. The Stone Ridge development is located in the southeast quadrant of the County, south of John S. Mosby Highway (Route 50) and west of Gum Springs Road (Route 659). Stone Ridge is a planned residential community with a mixture of retail, commercial, and office uses. Stone Ridge, comprised of 877 acres, was approved for development in 1995 as ZMAP On March 26, 2004, the Board of Supervisors approved ZMOD , which was the original comprehensive sign plan for the Stone Ridge community. On April 10, 2007, the Board of Supervisors approved ZMOD to increase the number of previously approved signs, add new signs and expand the area of coverage to include the commercial, office and industrial areas of the development. Attachment 1a A-1

2 SPMI , Stone Ridge Comprehensive Sign Plan Amendment March 11, 2015 Community Planning 1 st Referral Page 2 COMPLIANCE WITH THE COMPREHENSIVE PLAN The site is governed under the policies outlined in the Revised General Plan. The site is located within the Dulles Community of the Suburban Policy Area. The Revised General Plan designates this area for business and residential uses (Revised General Plan, Planned Land Use Map). The retail policies of the Countywide Retail Plan also apply. ANALYSIS The proposed amendment is adding two electronic displays for two of the seven Homeowners Association (HOA) message boards already approved, with two alternate locations for the second electronic display. The application also proposes to remove one of the approved message board signs from the comprehensive sign plan to bring the total to six (6) HOA message board signs. ELECTRONIC DISPLAYS The Revised General Plan promotes sound night-lighting standards that will reduce light pollution such as glare, energy waste, light trespass, and the deterioration of the natural nighttime environment (Revised General Plan, Chapter 5, Lighting and Night Sky, text). The policies also promote the use of energy-efficient lighting that minimizes unnecessary and intrusive light trespass to preserve the natural beauty of the night skies (Revised General Plan, Chapter 5, Lighting and Night Sky Policies, Policy 1). Overall, these policies seek to preserve the night sky while simultaneously minimizing the nuisance of spillover light onto adjacent parcels. The signage detail proposes an LED electronic display and a one minute display length for each message. Messages will be non-scrolling and appear onscreen. LED lighting is less obtrusive and more energy efficient than traditional lighting sources, such as fluorescent and incandescent lighting. However, the submitted application does not provide sufficient detailed information regarding signage lighting to fully assess the visual impact of the proposed sign plan. In particular, times of illumination and intensity of display lighting that the proposed lighting is the minimum necessary should be provided by the applicant. Any issues of intrusive light trespass and light pollution created by the proposed sign plan on the adjoining residential neighborhoods should also be addressed with the sign plan. Staff generally does not oppose electronic message homeowner association signs located within the community; however, Staff has concerns that an electronic display at the southwest corner of the Tall Cedars Parkway and Gum Spring Road intersection may be distracting to drivers given the function of these two roadways as major collectors and the corresponding design speeds. Analysis Staff requests that information regarding signage lighting be provided, including intensity of lighting, and times of illumination, to further evaluate light trespass and impacts on the adjoining residential neighborhoods. A-2

3 SPMI , Stone Ridge Comprehensive Sign Plan Amendment March 11, 2015 Community Planning 1 st Referral Page 3 Staff recommends the Applicant remove the alternate location for the electronic display at the southwest corner of the Tall Cedars Parkway and Gum Spring Road intersection from the application. RECOMMENDATIONS Although the proposed electronic display signage appears to be supportable, Community Planning staff is not able to recommend approval of the application until additional information on signage lighting is provided. Given the function of Tall Cedars Parkway and Gum Spring Road as major collectors and the corresponding design speeds, Staff recommends the Applicant remove the alternate location for the electronic display at the southwest corner of the Tall Cedars Parkway and Gum Spring Road intersection from the application. Staff further recommends the following conditions: Commitment to the use of lighting for signs that is least disruptive to the surrounding neighborhoods in terms of glare and appearance; and Hours of illumination be limited to core hours of activity for the residential community, e.g. illumination of the sign only during the hours of 6 a.m. to 9 p.m. Staff would be happy to meet with the applicant to discuss these issues. cc: John Merrithew, AICP, Acting Director (via ) Cindy Keegan, AICP, Program Manager, Community Planning (via ) A-3

4 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: February 20, 2015 TO: FROM: CC: Tyler Klein, Project Manager Andrea Grove, Planner, Zoning Administration Michelle M. Lohr, Deputy Zoning Administrator CASE NUMBER AND NAME: SPMI Stone Ridge Sign Plan Amendment TAX MAP/PARCEL PIN: 100//29//LB5R/ /C/7/////O/ /C18/////1/ /E/5////43A ///7///S23/ ////////61/ Zoning Administration has reviewed the submission materials for the above referenced Sign Development Plan Amendment (SPMI) application to amend the comprehensive sign plan for Stone Ridge approved with ZMOD for conformance to the Revised 1993 Loudoun County Zoning Ordinance and has the following comments. 1. Statement of Justification - The second paragraph under Signage Proposed states, In fact, the total number has been reduced from seven to six, to include a combination of four or five non-electronic signs and one or two electronic signs. Please revise paragraph and be specific with the number of signs being proposed. 2. Matrix Table (D)(1)(d) HOA Activity Signs (dated January 12, 2015) - The row labeled Proposed under the Maximum Number of Signs column, please be specific with the number of electronic signs, as well as the non-electronic signs being proposed. If the applicant is uncertain as to the number of signs, over estimating is better than under estimating. Not all signs would have to be installed. 3. Homeowners Association Activity Boards-Permanent - Please be specific to the number of each sign type the applicant is proposing in the column for sign type Exhibit E1. 4. Exhibit E and E1 Sign Drawings - Please give the dimensions for the sign panel and the semi-circular logo panel to verify the square foot being proposed. Attachment 1b A-4

5 Stone Ridge Sign Plan Amendment SPMI Statement of Justification January 12, 2015 Revised March 23, 2015 Introduction Stone Ridge is located in southeastern Loudoun County south of Route 50 and west of Gum Spring Road, in the Dulles District. The property is zoned to a variety of different zoning districts under the Revised 1993 Zoning Ordinance and contains a mix of residential, commercial, and public uses. On March 26, 2004, the Board of Supervisors approved ZMOD , which was the original comprehensive sign plan for Stone Ridge. On April 10, 2007, the Board of Supervisors approved ZMOD to amend the sign plan by incorporating additional sign types and expanding the area subject to the sign plan. Stone Ridge Community Development LLC and Stone Ridge Association, Inc. (collectively, the Applicant ) propose to amend the sign plan approved for Stone Ridge with ZMOD to permit electronic displays as part of the approved Homeowners Association Activity Boards. Pursuant to Section (E) of the Zoning Ordinance, minor revisions to approved sign plans may be processed as a Minor Special Exception. Signage Proposed The existing sign plan permits a maximum of seven Homeowners Association Activity Boards located throughout the development. These ground-mounted signs, shown as Exhibit E, may be a maximum of 15 square feet (with an additional 3 square feet for the semi-circular logo panel) and a maximum height of 5 feet. None of these signs have currently been installed. The Applicant proposes replacing pages of the approved sign plan to convert two of the HOA signs to electronic signs. No increase in the total number or size of signs is proposed. One electronic sign is proposed at the intersection of Stone Springs Boulevard and Millstream Drive, with two alternate locations (at the intersections of Stone Springs Boulevard and Greenstone Drive, and Tall Cedars Parkway and Gum Spring Road) for the second electronic sign. Each of the alternate locations are at least one-half mile from the first proposed electronic sign, and may also have non-electronic signs as shown in the plan. A maximum of six signs is proposed overall. The electronic signs will have the same specifications as the non-electronic signs, but the 15- square foot panel will feature an electronic message board. The use of an electronic panel will allow the Applicant to provide more timely and updated information to residents regarding community events, library events, volunteer opportunities, association elections, pool news, transportation updates, as well as school events. Stone Ridge is home to Arcola Elementary, Mercer Middle, and John Champe High, as well as the Gum Spring Library and numerous other organizations dedicated to the health and well-being of the community. To limit the visual impact of the electronic signs, the electronic panels will be turned off from 11:00 p.m. to 5:00 a.m. daily. The electronic signs will not have any additional lighting aside from the main display. Attachment 2 A-5

6 The proposed signs are consistent with the design of other signs installed and approved throughout Stone Ridge, and will contribute to the unified sense of place throughout the development. Sign Function The proposed signs will accomplish the following: (a) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. The proposed signs will provide timely and accurate information to visitors and members of the Stone Ridge community. (b) Clearly identify places of business or communities, while avoiding unnecessary redundancy. All of the Homeowners Association Activity Boards, whether or not they are electronic, will reinforce the community s identity through their design and consistent use of the Stone Ridge logo. (c) Demonstrate compatibility with, and be subordinate to, the structures and land uses referenced by the sign. The design of the proposed signs is consistent with the signage approved in the existing ZMOD and is compatible with the surrounding structures and uses throughout Stone Ridge. (d) Address impacts to the night sky. The LED lights proposed as part of the two electronic signs do not typically diffuse light, and the LED display will not be bright enough to have impacts beyond the immediate vicinity of the sign. Ground-mounted sign lighting for the non-electronic signs will be designed to avoid spillover and will only be directed at the signs. (e) Incorporate energy efficient measures, where possible. LED lights are extremely energy efficient compared to other lighting types, such as incandescent and fluorescent, used in other displays. While they are initially more expensive, they have a longer lifespan and are more resistant to damage and will not require frequent replacement. LED lights offer the most energy-efficient way to display the desired information and produce the least amount of spillover light. (f) Provide a sufficient number of graphic messages or displays. The proposed signs will provide the same level of information as the HOA boards in the approved sign plan, but the electronic panels will allow for more timely and accurate information that is important for residents and others in the Stone Ridge community. A-6

7 Conclusion The sign plan amendment proposes a minor change to one sign type that will enhance the quality of life for Stone Ridge residents by providing them with important, relevant information about their community. The proposed electronic signs are the same size and design as the approved HOA activity boards and are consistent with the remaining signs that are part of the existing sign plan. A-7

8 Attachment 3 A-8

9 A-9

10 Homeowners Association Activity Boards - Permanent Type Size of Signs Size of Backround Number Location Ground mounted, Single-sided, Mounted on stone wall. Maximum height 15 s.f. maximum 40. s.f. maximum Maximum of 5 signs Located at HOA Rec. Sign: Maximum height of sign panel from the ground: 5', dependent on grade Ground-mounted 3 s.f. maximum size of semi lighting pointed directly circular logo panel onto the sign Center, Tall Cedars West Entrance, Tall Cedars East Entrance, Mineral Springs Circle, or Greenstone Dr. / Stone Springs Blvd. Illustration Exhibit E 22 Ground mounted, Single-sided, Electronic Sign mounted on stone wall. 15 s.f. maximum 40. s.f. maximum Maximum of 2 signs Located at Stone Sign: Maximum height of sign panel from the ground: 5', dependent on grade 3 s.f. maximum size of semi circular logo panel Springs Blvd. / Millstream Dr., Greenstone Dr./ Stone Springs Blvd., or Tall Cedars East Entrance Note: A maximum of 6 total signs are proposed Exhibit E1 Attachment 4 A-10 Permanent Signs STONE RIDGE

11 STONE RIDGE Permanent Signs A-11 23

12 STONE RIDGE Permanent Signs A-12 24

13 STONE RIDGE Activity Sign Locations A-13 25

14 Stone Ridge Sign Plan Amendment SPMI Sign Requirements Matrix January 12, 2015 Revised March 23, 2015 Table (D)(1)(d), HOA Activity Signs Zoning Ordinance Proposed Total Aggregate Sign Area 20 SF 90 SF Maximum Number of Signs 1/development of 2500 or fewer dwellings, 2/development of over 2500 dwellings Up to 5 nonelectronic and up to 2 electronic Maximum Area of Any One Sign 20 SF 15 SF Illumination Permitted Backlight or White Light Backlight or White Light Minimum Setback from R.O.W. 5 FT 5 FT Type Permitted Ground Mounted Ground Mounted Maximum Height 8 FT 5 FT Additional Requirements Signs shall be separated by a minimum half-mile radius. Signs shall contain no advertising. Electronic signs shall be separated by a minimum halfmile radius. Signs shall contain no advertising. Attachment 5 A-14