PLANNING COMMISSION BRIEFING ITEM. Land Development Applications September 25, 2018, Planning Commission Public Hearing

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1 Date of Meeting: September 13, 2018 PLANNING COMMISSION BRIEFING ITEM Land Development Applications September 25, 2018, Planning Commission Public Hearing SIDP , Texas Roadhouse Election District: Staff Contact: Applicant Representative: Request: Site Information: Size: Location: Zoning: Policy Area: Planned Land Use: Existing Conditions: Key Issues: Site Identification: Compatibility: Environmental: Application Status: Algonkian Michael Stapor Paula Hubert, Greenberg Farrow Establish a Sign Development Plan (SIDP) for a Texas Roadhouse to incorporate three restaurant signs acres (Restaurant to be 7,163 sq. ft.) North side of Route 7, accessed from Lexington Drive (Route 3000) PD-CC-CC (Planned Development-Community Center) and PD-OP (Planned Development-Office Park) Suburban (Ashburn Community) Keynote Employment The property is currently undeveloped. The proposed signs will clearly identify the restaurant to motorists, pedestrians, and bicyclists. The proposed signs are generally proportionate to the scale of the building and will be compatible with surrounding restaurant uses. The proposed signs will be illuminated by low wattage LED and exposed neon lighting that is not expected to have any impact on the night sky. Staff supports a Planning Commission recommendation of approval. There are no outstanding issues.

2 Vicinity Map Proposed Signs Front Elevation

3 Proposed Signs Side Elevation

4 CONDITIONS OF APPROVAL TEXAS ROADHOUSE SIDP September 7, Substantial Conformance. The sign and sign standards (size, height, number, colors, material, etc.) for the signs placed on the Subject Property, as defined below, shall be in substantial conformance with sheets 1 through 6 of the Sign Development Plan entitled Texas Roadhouse at Lexington 7 Sign Development plan prepared by Federal Heath, dated March 27, 2018 (the Sign Plan ). Approval of this application for the approximately acre parcel identified as Tax Map No. /62/G/3////8A/ (PIN: ) (the Subject Property ) shall not relieve the applicant or the owners of the Subject Property, their successors, or parties developing the Subject Property, from the obligation to comply with and conform to any other Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ), Codified Ordinance, or applicable regulatory requirement not modified hereby. This approval applies only to the modification of sign standards as modified in the Sign Plan and/or in these conditions for signs that are otherwise permitted and is not intended to approve the use or placement of signs that are not specified in the Sign Plan and permitted under Section et seq. of the Zoning Ordinance. The modifications approved herein supersede the provisions of the Zoning Ordinance regarding such modified standards and shall apply to the signs identified in the Sign Plan. In the event of a conflict between the approved Sign Plan and the Zoning Ordinance, other than with respect other to the specific modifications of standards approved in this application, the provisions of the Zoning Ordinance shall apply. 2. Sign. Individual signs shall be maintained in good condition and good health in order to provide complete sign visibility and legibility. 3. Lighting. Lighting used to illuminate signs identified with the Sign Plan shall be designed and installed to adhere to the following standards: a. Energy efficient lighting, such as LED (light emitting diodes) or equivalent, shall be utilized where feasible for all exterior sign lighting. b. No animated, moving, or flashing lights shall be permitted. c. Lighting for signs shall be directed toward the sign face and all of the lighting fixtures shall be shielded so as not to spill upward or reflect or cast light or glare onto adjacent properties or roads. d. Lighting for signs shall be used only from dusk until dawn, shutting off on a timer shortly after the business is closed. Attachment 1

5 FINDINGS FOR APPROVAL SIDP , Texas Roadhouse 1. The proposed signs are consistent with the policies of the Revised General Plan. The SIDP allows Texas Roadhouse use of its brand signage. 2. The proposed signs meet the Sign Development Criteria for Approval as found in the Revised 1993 Loudoun County Zoning Ordinance. Attachment 2

6 (t) Business in R Districts Total Aggregate Total Aggregate Sign Total Area Sign Aggregate Area Sign Area 4 SF for lots < 10 acres; 8 SF for lots > 10 acres Max. Number of Max. Number of Signs Max. Signs Number of Signs 1 for lots < 10 acres; 2 for lots > 10 acres Max. Area of Any Max. Area of Any One Max. Sign One Area Sign of Any One Sign SIDP Texas Roadhouse Comparison Table (D) Sign Matrix Sign Requirements Table (D) Matrix Sign Table Requirements Ground (D) Matrix Ground Sign Requirements Background Matrix Structure Ground Sign Ground Sign Sign Bonus Multiplier Bonus Multiplier Max. Area of Any One Sign Max. Area of Any One Sign Ground Background Structure Ground Background Structure Bonus Multiplier (See Note 1) Bonus Multiplier (See Note 1) Max. Area of Background Max. Area of Background Max. Height of Background Structure Max. Height of Background Structure Illumination Permitted Illumination Permitted Illumination Permitted 4 SF None 5 FT Min. Setback From Min. Setback From R.O.W. Min. R.O.W. Setback From (See R.O.W. Note 2) (See Note 2) (See Note 2) SIGN CATEGORY Additional SIGN CATEGORY Requirements Additional (See Note 6) Requirements SIGN CATEGORY Additional (See Note 6) Requirements (See Note 6) 2 / Façade; 1 SF / 100 provided that SF of Hotel, Motel, and each 2 / Façade; Sign must be located at top building (m) 1 SF / Restaurant SF Yes floor of building. Otherwise Conference > floor area) Center SF shall provided have no that 20 SF Façade 60 SF SF of bldg / 15 FT count toward sign area. Current max. Sign area must of be sign located is 20 SF. at top floor Hotel, area) Motel, and 2 more / Façade; each than building 4 (p) Code ( freestanding Drive-through menu does not (m) Restaurant 120 SF 3 1 Sign mounted SF / SF SF 8 FT Yes 10 FT ( > Conference > 4000 SF Center SF provided signs shall total have that no 2060 SF freestanding floor of building. Otherwise SF Façade of 60 SF SF bldg bldg count / 15 FT Drive-through count toward toward sign sign menu area. area. does not (p) ( floor area) Restaurant Hotel, floor Motel, area) SF 3 > and 4000 SF each more building than 4 20 freestanding mounted SF SF SF 8 FT Yes 10 FT Sign max. must area be located of is at 20 top SF. (p) (m) Movie Theaters 120 SF 3 60 Sign mounted SF bldg SF SF 8 FT Yes 10 FT 15 FT Drive-through count toward menu sign does area. not ( Conference Restaurant/Car floor area) > 4000 Center SF Wash freestanding floor of building. Otherwise (q) signs total Theater Name 30 shall 2 have no Façade SF mounted SF bldg / SF SF 8 FT Backlight Drive-through count Shall toward be screened sign menu area. from does all not (p) 120 SF SF SF 8 FT Yes FT FT 15 5 FT floor Drive-Through area) Menu FT Entrance Movie Theaters Sign more than 4 max. area of is 20 SF. Restaurant/Car > 4000 SF Wash 60 Sign mounted SF bldg count Shall roads. toward be screened sign area. from all (q) (q) floor Restaurant/Car Wash (n) Theater Theater Name Name signs total SF 8 FT Yes 10 FT Shall be screened from all Drive-Through area) 30 SF 2 20 SF SF Backlight 5 FT Menu 30 SF 2 20 SF SF Backlight mounted Restaurant/Car Wash 15 5 FT FT roads. Shall be screened from all Proposed (q) Movie Business 1 60 SF Entrance SIDP Theaters Sign in Sign A-3, A- Requirements 30 SF 2 20 SF SF Backlight 5 FT (n) Theater ( > 4000 SF Movie Theater Name Title Name SF freestanding SF bldg SF SF 8 FT 10 FT count 15 FT Drive-through toward sign menu area. does not (r)(p) 10, floor AR, area) JLMA, TR, 10 SF 2 / Entrance 1 1 lot SF SF SF None 5 FT Restaurant 8 FT Sign Sign SF 3 Sign > 4000 SF 20 mounted SF SF SF 8 FT Yes 10 FT and CR Districts 60 SF bldg count toward sign area. (n) ( Theater floor Movie Name area) 8R 15 FT freestanding Title mounted Drive-through menu does not (p) SF 3 1 Sign Sign SF SF 8 FT Yes 10 FT Restaurant/Car > 4000 SF 20 SF Wash SF bldg 10 FT count 15 FT Shall toward be screened sign area. from all (q) 1 floor Drive-through menu does not (o) Movie Business (freestanding Drive-Through area) 30 SF 2 Title RC Menu mounted 20 SF SF Backlight 5 FT 60 SF 3 20 SF SF SF 8 FT Yes Restaurant/Car Wash roads. (s) count toward sign area. Sign 4000 Restaurant SF floor 1 20 SF area) 40 SF 2 20 SF Yes 5 FT 10 FT Shall be screened from all (q) 30 SF 2 20 SF SF Backlight 8 5 FT 15 FT FT (o) (freestanding 60 SF 3 20 SF SF SF 8 FT Yes Drive-through menu does not Restaurant count toward sign area SF - floor area) 20 SF 10 FT 15 FT (o) (freestanding 15 FT Drive-through menu does not ( 60 SF 3 20 freestanding SF SF SF 8 FT Yes Drive-through menu does not (p) 120 SF SF SF 8 FT Yes 10 FT count toward sign area Restaurant SF > floor area) SF 20 SF 60 SF bldg 15 FT count toward sign area. Current floor ( area) freestanding Drive-through menu does not (p) Code Restaurant 120 SF 3 mounted SF SF 8 FT Yes 10 FT ( > > 4000 SF SF 2060 SF freestanding count 60 SF SF bldg bldg 15 FT Drive-through count toward toward sign sign menu area. area. does not (p) ( floor area) 120 SF 3 Restaurant floor area) - > 4000 SF 20 freestanding mounted SF SF SF 8 FT Yes 10 FT (p) 120 SF 3 60 mounted SF bldg SF SF 8 FT Yes 10 FT 15 FT Drive-through count toward menu sign does area. not ( Restaurant/Car floor area) > 4000 SF Wash freestanding (p) count Shall toward be screened sign area. from all (q) SF SF mounted SF bldg SF SF SF 8 FT Yes Backlight 10 FT Drive-through menu does not 5 FT floor Drive-Through area) Menu mounted Restaurant/Car > 4000 SF Wash 60 SF bldg count Shall roads. toward be screened sign area. from all (q) Restaurant/Car Wash 30 SF 2 20 SF SF Backlight (q) floor 30 SF 2 20 SF SF Backlight 5 FT Shall be screened from all Drive-Through area) Restaurant/Car Menu mounted Wash 5 FT roads. Shall be screened from all Proposed (q) 30 SF 2 20 SF SF Backlight Business SIDP in A-3, A- Requirements 5 FT ( > 4000 SF 60 freestanding SF bldg count Drive-through toward sign menu area. does not (r)(p) 10, floor AR, area) JLMA, TR, SF SF 2 / 3 lot 10 SF None 5 FT Restaurant 8 FT - > 4000 SF 20 mounted SF SF SF 8 FT Yes 10 FT count toward sign area. and CR Districts 60 SF bldg 15 FT ( floor area) 8R freestanding mounted (p) 120 SF SF SF 8 FT Yes 10 FT Drive-through menu does not 150 Restaurant/Car > 4000 SF Wash SF bldg count (q) 30 SF 2 20 SF SF Backlight Shall toward be screened sign area. from all floor 5 FT Business Drive-Through area) Restaurant/Car in RC Menu mounted Wash roads. (s)(q) 4030 SF SF SF SF SF Yes Backlight 5 FT Shall be screened from all 8 FT District 5 FT Footnote: Bonus Multiplier Max. Area of Any One Sign Bonus Multiplier (See Note 1) Texas Roadhouse at Lexington 7 Max. Area of Background Max. Height of Background Structure Sign Development Plan Type Permitted Type Permitted Type Permitted 1.) Proposed LED Border Accent Lighting areas depicted on Sheets 2 and 3 of the submitted sign illustrations packet are proposed pursuant to section (A)(2) of the Zoning Ordinance. Attachment 3 Max. Height (See Note 3) 8 FT Max. Height (See Note 3) Max. Height (See Note 3)

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13 TEXAS ROADHOUSE SIGN DEVELOPMENT PLAN SIDP STATEMENT OF JUSTIFICATION JUNE 06, 2018 I. INTRODUCTION Texas Roadhouse Holdings LLC (the Applicant ), seeks approval of a sign Development Plan (the SIDP ) to provide alternative sign regulations for the Texas Roadhouse restaurant that is to be constructed in the proposed Lexington 7 development, which is located at the northwest quadrant of the intersection of Route 7 and Lexington Drive. We respectfully request the following changes to Loudoun County s Revised 1993 Zoning Ordinance: Sign Requirements Matrix, Table (D), sign category (p); restaurants greater than 4,000-square feet are permitted a wall mounted sign with a maximum area of 60-square feet. Sign Requirements Matrix, Table (D), sign category (p); restaurants greater than 4,000-square feet are permitted up to 3-wall mounted signs that total 120-square feet in area. Texas Roadhouse is proposing to construct a 7,163-square foot restaurant, on parcel , that is zoned as a Planned Development Commercial Center Community Center (PD-CC-CC). II. SIGN PLAN OVERVIEW Texas roadhouses is proposing 2-wall mounted signs. The first sign has an overall area of 298-square feet (Sign Type A: square feet / LED Border Accent Lighting: square feet) and faces Route 7. The second sign has an area of 18.1-square feet and faces northwest. III. SIGN DEVELOPMENT PLAN PROPOSAL The attached SIDP provides for a unified system and addresses the Loudoun County s Revised 1993 Zoning Ordinance as follows: A. Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. The proposed Texas Roadhouse restaurant will be situated away from Route 7, which would make it a challenge for motorists traveling north and south to see and locate the restaurant. Without Texas Roadhouse s prototypical wall signage, the restaurant will run the risk of motorists passing the development s entrance, which is to be used to access our Client s restaurant. Additionally, we believe that the placement of the Texas Roadhouse s wall signage, as shown on the attached exhibits, will not affect or jeopardize the public s health, safety and welfare. In fact, the placement of the signs will increase visibility to passing motorists and potentially alleviate any potential traffic safety issues. B. Clearly identify places of business or communities, while avoiding unnecessary redundancy. The placement of the Texas Roadhouse prototypical wall mounted signage will clearly identify our Client s place of business, without being redundant or overly repetitive to ongoing motorists. One small wall sign (Sign Type C) is located above the restaurant entry and will be utilized to identify the entrance to customers. In addition, the other larger wall sign (Sign Type A) will face Route 7 and will be used to identify the project to those traveling on Route 7, as well as, help guide them into the Lexington 7 development and to the Texas Roadhouse restaurant. Attachment 4 Page 1

14 C. Demonstrate compatibility with, and be subordinate to, the structures and land uses referenced by the sign. The use of Texas Roadhouse s proposed signage will not alter the essential character of the neighborhood or district to which the restaurant will reside. The signs are scaled appropriately to the project and building. Additionally, the proposed signage is appropriately designed, so as to be harmoniously integrated into the proposed Lexington 7 development standards. Lastly, the use of signage here will not substantially or permanently impair the use of the development or adjacent properties, as the project is located within a larger commercial development, with other commercial uses on the adjacent sites. D. Address impacts to the night sky. The proposed signage will not impact the night sky. The signage s lighting will be on an automatic timer/controller and set to shut off shortly after the business closes. Additionally, the proposed signage is not flashing or running and, therefore, will not affect the area s nighttime landscape. E. Incorporate energy efficient measures, where possible. The use of exposed neon on Texas Roadhouse s signage is of a lower wattage illumination, to improve the energy efficiency of these signs. F. Provide a sufficient number of graphic messages or displays without creating competing demands for visual attention. The building s two proposed wall signs will provide a sufficient number of graphic messages/displays, without competing for motorist s visual attention. It should also be noted that Texas Roadhouse s signage is one of the most important aspects of their branding and identity, as they do not advertise through standard channels (print media, radio and television). Any deviations from their standard signage have proven to have negative consequences on the long term economic viability of the location. IV. SUMMARY We trust that we have satisfied the standards required to obtain approval for this variance request. Should you have any questions or require additional information, please contact Paula Hubert at phubert@greenbergfarrow.com or Sincerely, Paula Hubert Senior Development Coordinator Page 2

15 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: June 14, 2018 TO: FROM: CC: SUBJECT: Michael Stapor, Project Manager, Land Use Review Chris Blough, Planner, Zoning Administration Chris Mohn, Deputy Zoning Administrator SIDP , Texas Roadhouse, 2 nd Referral Pin #: Tax Map #: /62/G/3////8A/ The Applicant requests approval of a Sign Development Plan, SIDP , Texas Roadhouse, in accordance with Section (E) of the Revised 1993 Loudoun County Zoning Ordinance. Staff reviewed the Statement of Justification, sign matrix and sign package, and provides the following comments. GENERAL COMMENTS (SIGN MATRIX) 1. The applicant has updated the proposed Maximum Area of Any One Sign to reflect the recalculated sign area for the illuminated Channel Raceway Letters sign depicted on Sheet 2 (front elevation). The Total Aggregate Sign Area is currently shown as 150 SF and must be updated to reflect this change. If the applicant is proposing two signs, one with 298 SF sign area, and one with 18.1 SF sign area, the lowest recommended Total Aggregate Sign Area is 317 SF. 2. The applicant has addressed all other previous zoning comments. Zoning offers no additional comments. Attachment 5A

16 County of Loudoun Department of Planning & Zoning MEMORANDUM DATE: May 14, 2018 TO: FROM: CC: SUBJECT: Michael Stapor, Project Manager, Land Use Review Chris Blough, Planner, Zoning Administration Chris Mohn, Deputy Zoning Administrator SIDP , Texas Roadhouse Pin #: Tax Map #: /62/G/3////8A/ The Applicant requests approval of a Sign Development Plan, SIDP , Texas Roadhouse, in accordance with Section (E) of the Revised 1993 Loudoun County Zoning Ordinance. Staff reviewed the Statement of Justification, sign matrix and sign package, and provides the following comments. GENERAL COMMENTS (SIGN MATRIX) 1. Staff advises the applicant to move the Proposed Wall Signage notes shown on the provided sign matrix to the sign illustration packet. The intent of an SIDP sign matrix is to provide alternative sign regulations/criteria, and therefore may be used to apply for a number of different signs with varying dimensions rather than specific proposed signs and their specific dimensions. Essential information regarding specific signs and their dimensions may be provided as a separate sheet behind the matrix, or included as part of the sign illustrations. 2. Article 8 of the Revised 1993 Loudoun County Zoning Ordinance provides the following definition for calculating sign area: Sign, Area of: The area within a continuous perimeter enclosing the limits of a sign, as defined herein and illustrated in Figure 4, Section , and including any frame or other material or color that forms an integral part of the display or is used to differentiate the sign from the background against which it is placed, but excluding the structural supports or uprights on which the sign is placed. Per this definition, the panel area with LED border accent lighting surrounding the TEXAS roadhouse channel letters would be included as part of the sign area. Please recalculate the area, and include the updated area SF in the matrix, sign illustrations package, and statement of justficiation. 3. Permanently illuminated sections of the building are prohibited by the Revised 1993 Loudoun County Zoning Ordinance, except when specifically permitted by an approved SIDP, pursuant to Section (A)(2) of the Zoning Ordinance. a. Please include a footnote at the bottom of the submitted sign matrix that states the Attachment 5B

17 proposed LED Border Accent Lighting areas depicted on Sheets 2 and 3 of the submitted sign illustrations packet are proposed pursuant to Section (A)(2) of the Zoning Ordinance. b. Please include the aggregate total illuminated area (SF) in the footnote, and provide dimensions (width x height) in SF of the individually illuminated areas on the front, left, and right elevations in the sign illustrations packet. c. Note that the Sign Matrix is a Sign Requirements Matrix, and therefore all information regarding LED Border Accent Lighting should be included as a footnote and not included in the matrix itself.

18 Stapor, Michael From: Sent: To: Cc: Subject: Giglio, Patrick Monday, May 14, :56 PM Stapor, Michael Torrible, Christina; Galindo, Daniel SIDP Texas Road House-File Michael The Revised General Plan (RGP) identifies the subject property as being located in the Ashburn Community of the Suburban Policy Area in an area planned for Keynote Employment. The Plan identifies Keynote Employment Areas as large scale regional office developments, including research and development and corporate headquarters with ancillary service uses to support the predominate office use (RGP, Chapter 6, Keynote Employment Center Policies, Policy 1). Keynote employment centers have high visibility from roadways with prominent buildings and heavily landscaped greens and tree lined boulevards (RGP, Chapter 6, Keynote Employment Centers, text). In Keynote Employment areas the buildings should remain the predominate feature and the signage is intended to complement the buildings. Signage should be less obtrusive, exhibiting uniformity in size, and in keeping with the character of the buildings. Community Planning Staff notes that the proposed building mounted signage appears disproportionate to the building, the applicant may consider reducing the size and scale of the sign to better blend with the architecture of the building. Pat Giglio Planner III, Community Planning Loudoun County Department of Planning & Zoning 1 Harrison Street, S.E., 3 rd Floor Leesburg, Virginia [Main] [Direct] Visit Us on the Web: 1 Attachment 5C

19 DATE: June 4, 2018 TO: FROM: Michael Stapor, Project Manager, Department of Planning and Zoning Buddy Rizer, Executive Director, DED Prepared By: James David, Manager of Strategic Initiatives, DED SUBJECT: Texas Roadhouse Sign Plan; SIDP The Department of Economic Development s (DED) analysis of the above application is detailed below in the following sections. Applicant Proposal 1. A Sign Development Plan for Texas Roadhouse. DED Response The proposed sign plan for Texas Roadhouse increases visibility of the restaurant from Route 7 for customers, which may increase consumer traffic and subsequent tax revenue generated from consumer spending. The sign plan also maintains the business s distinct marketing and branding, which is important to their future commercial success in Loudoun County. Please contact James David, james.david@loudoun.gov or , for any follow-up questions or concerns. Attachment 5D biz.loudoun.gov

20 Stapor, Michael From: Sent: To: Cc: Subject: Dougherty, Anna Monday, May 14, :43 PM Stapor, Michael; Giglio, Patrick; Blough, Christopher Zuiker, John; Taylor, Todd; Reed, Ryan; Auer, Maggie SIDP Texas Roadhouse (1st Submission) Hi Michael and Pat, NRT has reviewed the above application and has no comments. The review included both the floodplain team s review and the County Urban Forester s review. If you have any questions or concerns, please let me know. Thanks, Anna Anna Dougherty, PWD Natural Resources Engineer Loudoun County Department of and Development (MSC #60) Natural Resources Team 1 Harrison Street, S.E. Leesburg, VA (703) anna.dougherty@loudoun.gov 1 Attachment 5E