STAFF REPORT. Special Use Permit (SUP) #PLN , Quantico Center Chick-Fil-A (Potomac Magisterial District)

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning August 23, 2013 STAFF REPORT Special Use Permit (SUP) #PLN , Quantico Center Chick-Fil-A (Potomac Magisterial District) Planning Commission Public Hearing Date: September 4, 2013 Staff Recommendation: Approval I. Background is as follows: A. Request This is a request for a special use permit to allow a drive-through facility associated with a by-right restaurant and signage modifications. By-Right/Required/Proffered With SUP Drive-Through No 1 service lane and 2 ordering lanes with bypass lane & stacking spaces provided per DCSM Landscaping (Route 234) 20 feet wide with 100 plant units per 100 linear feet 20 feet wide with 130 plant units per 100 linear feet Façade Signage Number Area Menu Board Signage Number Width Height sq. ft. per Zoning Ordinance and 100 sq. ft per proffers 1 with preview board 8 feet 6 feet sq. ft. requested but must remain in accordance with proffers unless amended 2 with 1 preview board 4 feet 6 feet B. Location The SUP site is located between Route 234 and Fettler Park Drive, approximately 420 feet east of Van Buren Road (see maps in Attachment A). The special use permit site is identified on County maps as GPINs and pt. An Equal Opportunity Employer

2 August 23, 2013 Page 2 C. Comprehensive Plan The site is designated RCC, Regional Commercial Center. D. Zoning/Acreage The +/ acre SUP site is zoned PBD, Planned Business District and is part of a larger +/-61.2 acre development site. The subject property was rezoned as part of Rezoning # , and the request is in accordance with the proffers though an SUP is still required. The site is also part of the Route 234 Highway Corridor Overlay District (HCOD) which was approved after February 20, E. Surrounding Land Uses The SUP area is part of Quantico Center, which is an office and retail center in the southwest quadrant of the I-95/Route 234 interchange. The land to the northwest contains a shopping center, the area to the northeast contains Route 234, to the southeast is an office building and to the southwest across Fettler Park Drive is a hotel. II. Current Situation is as follows: A. Office of Planning Recommendation The Planning Office recommends approval of and signage modifications, subject to the conditions dated August 18, 2013, found in Attachment C based on the following reasons: The proposed restaurant is consistent with the RCC planning designation which encourages retail and retail service uses supporting regional retail uses. The layout, architecture, landscaping and other community design elements of the proposal are compatible with the surrounding shopping center, and the overall Quantico Center development. The proposal and the associated conditions address the transportation impacts of this proposal. See Attachment B for the staff analysis. B. Planning Commission Public Hearing A public hearing has been advertised for September 4, 2013, before the Planning Commission. 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 Regional Commercial Center (RCC) designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions?

3 August 23, 2013 Page 3 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 and signage modifications, subject to the conditions dated August 18, 2013, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use The proposed drive-through restaurant is consistent with the Regional Commercial Center designation of the site, which recommends regional retail with supportive local serving retail. The property is zoned PBD, Planned Business District with a sub-zoning designation of B-1, and the use can be allowed subject to the conditions of an approved SUP. b) Community Design The proposal includes a request for additional signage. The Comprehensive Plan recommends limiting signage to reduce visual clutter. As proposed, the number of signs is more than what is otherwise allowed by-right and the menu board is one more than otherwise is allowed. The additional signage, as regulated through the proffers, will not cause clutter and in the case of the additional ordering board is intended to help alleviate stacking issues. There will be no on-site freestanding signage solely advertising the subject use. c) LOS The proposed use will generate additional fire and rescue service and water quality demands. The conditions of the SUP will partially mitigate these impacts as follows: Fire and Rescue $0.61/sq. ft. Approximate area of building and canopy - 5,026 sq. ft. Contribution amount $3, Water Quality $75/acre +/ acres $90.00 Total $3,155.86

4 August 23, 2013 Page 4 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any input from the community. 3. Other Jurisdictional Comments The project area is within the required notification area of the Town of Dumfries. The Town was sent a copy of the request, and the Town raised no concerns or opposition to the request. 4. Legal Uses of the Property In addition to the property s by-right uses under the PBD zoning classification, such as a restaurant, the property could be used for a drive-through restaurant, subject to the conditions of an approved special use permit. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing The Planning Commission has until December 3, 2013, 90 days from the first public hearing date, to take action on this proposal. Approval of the SUP would meet the 90-day requirement. B. Recommend denial of. 1. Comprehensive Plan a) Long-Range Land Use The land use classification of the site would remain RCC, Regional Commercial Center, and the zoning classification would remain PBD, Planned Business District. b) Community Design The signage would not be modified. The number of façade signs would be limited to two and the number of menu boards would be limited to one with a preview board. The size area of the façade signs would be limited by the proffers as would be the case with the signage modification. c) LOS Denial would not have any impact on the existing LOS. 2. Community Input The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any input from the community. 3. Other Jurisdictional Comments - The project area is within the required notification area of the Town of Dumfries. The Town was sent a copy of the request, and the Town raised no concerns or opposition to the request. 4. Legal Uses of the Property - The site could be developed with uses permitted in the PBD zoning district as proffered. Legal issues resulting from the Planning Commission action are appropriately addressed by the County Attorney s Office.

5 August 23, 2013 Page 5 5. Timing - The Planning Commission has until December 3, 2013, 90 days from the public hearing date, to take action on this proposal. Denial of the SUP would meet the 90-day requirement. V. Recommendation is that the Planning Commission accept Alternative A and recommend approval of and signage modifications, subject to the proposed conditions dated August 18, Staff: Fran Burnszynski, X6962 Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. SUP plan E. Building Elevations Signage Elevations F. Dumfries Road and Van Buren Road Overall Exhibit G. Historical Commission Resolution H. Environmental Constraints Analysis

6 Attachment A Maps VICINITY MAP Page A-1

7 Attachment A Maps AERIAL MAP Page A-2

8 Attachment A Maps EXISTING LAND USE AND ZONING MAP SUP # PLN , Quantico Center Chick-Fil-A Page A-3

9 Attachment A Maps LONG-RANGE LAND USE MAP SUP # PLN , Quantico Center Chick-Fil-A Page A-4

10 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of this special use permit request. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use Yes The proposal for a restaurant is consistent with the RCC designation and the drive-through use can be permitted in the existing PBD zoning district with a special use permit. It should be noted that drive-through uses are discouraged in the RCC. Community Design Yes The applicant has provided an SUP plan, which includes the landscaping, internal circulation and overall site design. The proposed building elevations depict 360-degree architecture using similar brick, color schemes and roof lines consistent with existing buildings at Quantico Center. A signage modification has been requested and the number of signs is consistent with the Comprehensive Plan. The sign area needs to be in accordance with the proffers and Zoning Ordinance. Cultural Resources Yes The site contains no known cultural resources. Environment Yes The site contains a previously cleared pad. There are no environmental resources on the site. A water quality contribution is conditioned. Fire and Rescue Yes The site is within the recommended 8-minute response time from the nearest station but outside the recommended 4-minute response for fire suppression and basic life support. The nearest fire station is within capacity but the rescue station is serving overcapacity. A monetary contribution of $0.61 per square foot of floor area has been conditioned. Police Yes A condition has been drafted requiring the reporting and removal of graffiti. Public Water Yes Public water will be provided on-site Public Sewer Yes Public sewer will be provided on-site Transportation Yes The stacking spaces shown on the SUP plan meet the DCSM requirements. A by-pass lane is provided. Improvements identified in the TIA are conditioned to be provided. Sidewalk/crosswalk connections shall be provided as shown on the SUP plan and as conditioned. Use of the loading space has been conditioned to be outside of the hours of operation. Page B-1

11 Attachment B - Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Future Land Use Map Designation Zoning Northeast Route 234 RCC PBD Northwest Retail shopping center RCC PBD Southeast Office building RCC PBD Southwest Across Fettler Park Drive hotel RCC PBD 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 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. This site is located within the Development Area of the County and is designated Regional Commercial Center, RCC. The following table summarizes the uses and densities intended within the RCC designation: Page B-2

12 Attachment B - Staff Analysis Long-Range Land Use Plan Classification RCC Land Uses Intended Regional Commercial Center. The purpose of the Regional Commercial Center classification is to provide for areas, located close to and/or with good access to/ from an interstate highway, where largescale retail projects that serve a regional rather than local market are to be located. RCC projects should be planned and developed in a comprehensive, coordinated manner. Primary uses include regional retail malls, mixed-use projects, and large single-user retail buildings. Residential uses shall be considered secondary uses and shall represent no greater than 25 percent of the total RCC gross floor area of the project. Drive-in/drive-through uses are discouraged. Residential uses shall, with the exception of Residential Elderly, be part of a mixed-use building. Shared/structured parking is encouraged. The acceptable housing type within any mixed-use RCC project is multifamily, at a density of dwelling units per gross acre, less the ER-, Environmental Resource-designated portion of a property. Development in RCC projects shall occur according to an infrastructure implementation plan submitted at the time of rezoning. The intent of this plan is to ensure that critical infrastructure for office, employment and lodging uses is developed adequately for each phase of the project. Development shall also occur according to a phasing plan that must ensure that office, employment, retail and lodging uses are always the primary uses within the area rezoned. The site is located between Route 234 and Fettler Park Drive, approximately 420 feet east of Van Buren Road. The subject SUP area is +/-1.20 acres and is part of the +/ acre Quantico Center site. This property is zoned PBD, Planned Business District, in its entirety and part of the Route 234 HCOD. The subject property was rezoned as part of Rezoning # , and the proposal is permitted under the associated proffers subject to an SUP. This is a request to permit the construction of a single service lane drive-through facility with double ordering lanes as part of a by-right restaurant (+/-4,857 square feet). Page B-3

13 Attachment B - Staff Analysis Proposal s Strengths Consistency with the Long-Range Land Use Plan The proposed drive-through restaurant will be part of the larger Quantico Center. The retail proposal is generally consistent with the RCC land use designation which recommends larger retail uses along with supportive serving retail uses. The proposed restaurant use would be considered supportive retail. Still, it should be noted that drive-in/drive-through uses are discouraged. Proposal s Weaknesses Zoning Classification The existing PBD zoning district is not intended to implement the RCC planning designation of the Comprehensive Plan. However, the sub-designation of this landbay is similar to B-1 which does implement the RCC planning designation. 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. The proposed restaurant building includes 360 architecture and building materials with brick as the predominant building material. The landscaping area along Route 234 is compliant with the HCOD standards. The applicant has requested signage modifications to allow an increase in the number of façade signs from 2 to 4 signs. The signage area will be in accordance with the Zoning Ordinance and proffers. Each of the façade signs is on a different building elevation and does not constitute signage clutter. The proposal also includes a second menu board for ordering. The height, width and area of the signs comply with the Zoning Ordinance standards. As such, staff does not object to the signage modifications and believes they are in harmony with the objectives of the Comprehensive Plan to minimize sign clutter. Page B-4

14 Attachment B - Staff Analysis Proposal s Strengths Architecture - The architectural design, the materials and the colors of the building facades will be in substantial conformance with the proposed building elevations. The proposed design, materials and colors for this building include elements which are compatible with the remainder of the Quantico Center. Building Orientation While the building is not oriented toward Route 234 as preferred, the building provides a finished façade facing Route 234 which includes architectural details and fenestration. This helps meet the intent of this strategy to help create a building presence along adjacent roadways. HCOD Buffer - The DCSM requires a 20-foot wide vegetative buffer along Route 234 as part of the HCOD denoted as an urban arterial with a minimum of 130 plant units per 100 linear feet. The applicant is showing a minimum 20-foot wide landscaping strip along the frontage, which is showing and conditioned to be planted with 130 plant units per 100 linear feet. As conditioned and shown, the landscaping strip will be outside of any parallel easement and rightof-way. Lighting - As conditioned, there shall be no external neon and/or free-standing spot lighting fixtures, and the freestanding lighting shall be of a consistent height and design with the rest of the Quantico Center. Parking Location The location for the majority of the parking serving the proposed building is away from Route 234 behind the building, which is recommended. Proposal s Weaknesses Parking and Refuse Storage Area Location A large percentage of the parking and the entire refuse area serving the subject building are located away from the building. The parking layout is not intuitive or convenient and may create some confusion for highway-going patrons. Another layout concern, the location of the refuse storage, will likely pose conflicts with the drive-through operation. A condition has been drafted requiring directional signage to clarify the location of available parking to the northwest of the restaurant use. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Page B-5

15 Cultural Resources Plan Analysis Attachment B - Staff 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. Phase I archaeological studies are generally required at submission of rezoning and special use permit applications where significant prehistoric or historic sites and cemeteries are known or suspected. Phase II evaluations and treatment plans studies may also be required. Records research is required of all applicants for rezoning, special use permit, comprehensive plan amendment, and public facility review applications. The site has previously been studied and disturbed and does not appear on the High Sensitivity Areas - Historic Sites Map or other cultural resource inventories. No additional archaeological study is requested. Proposal s Strengths Cultural Resources - There are no known cultural resources located on the subject site. The proposed use will have no impact on cultural resources. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Page B-6

16 Environment Plan Analysis Attachment B - Staff 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. An Environmental Constraints Analysis (ECA) was submitted with this SUP application. The site has been graded and cleared as part of the overall development of Quantico Center. The site does not contain any environmental resources. The site is located in Subwatershed #635, which flows into an unnamed tributary of Quantico Creek in the Quantico Creek watershed. Proposal s Strengths Water Quality Monitoring - The applicant shall make a monetary contribution in the sum of $75.00 per acre of the special use permit area to the Board of County Supervisors for the purpose of monitoring water quality, stream restoration projects and/or drainage improvements. Landscaping - The site will be landscaped with a mix of drought-resistant, indigenous evergreen, deciduous and ornamental trees and shrubs in the quantity and location shown on the SUP plan and as conditioned. Proposal s Weaknesses Low Impact Development (LID) The applicant has been encouraged to use LID techniques on the site. None have been proposed by the applicant. 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 Page B-7

17 Attachment B - Staff Analysis 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 site is closest to the Dumfries Fire, #3F, and Dumfries Rescue, #3R stations. It is estimated that there are approximately 1,119 and 3,836 incidents per tactical unit at these stations respectively, which is over the recommended standard of 2,000 incidents per unit for the rescue station. It is estimated that the response times for the site would be outside the recommended 4.0- minute response time for fire suppression and basic life support but within the 8.0-minute response time for advanced life support. The development, as proposed, will generate a need for a capital expenditure of $0.61 per square foot of building area. As a result of applying the established LOS standards for fire and rescue to the subject application, a development condition has been drafted to address this issue. Proposal s Strengths Monetary Contribution - The conditions require a monetary contribution of $0.61 per square foot of building area to mitigate impacts on Fire and Rescue services. Response Time The site is within the recommended 8-minute response time for advanced life support. Capacity - The nearest fire station is operating within capacity. Proposal s Weaknesses Response Times The site is outside the recommended 4-minute response time for fire suppression and basic life support. Capacity - The nearest rescue station is operating over the recommended capacity. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. 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 chapter 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 chapter 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 Page B-8

18 Attachment B - Staff Analysis enhances crime prevention. The chapter also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. Proposal s Strengths Safety and Security Measures - The Police Department has recommended the safety and security measures that should be incorporated into the design of the site. Graffiti - The applicant will notify the Police Department if their property is marked with graffiti and will remove it promptly thereafter as conditioned. 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. The property is within the Prince William County Service Authority service area, and public water service is available to the site. A 12-inch water main exists along the western property line with a 6-inch stub out to the site. Any necessary on or off site improvements associated with the proposal will be the responsibility of the property owner/applicant. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows. Proposal s Strengths Water Connection - The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public water service. The special use permit conditions require the applicant to design and construct all on-site and off-site water utility improvements. Proposal s Weaknesses None identified. Page B-9

19 Attachment B - Staff Analysis On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The 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 property is within the Prince William County Service Authority area, and public sewer is available to the site through a sanitary sewer located in the Fettler Park Drive right-of-way. Proposal s Strengths Sewer Connection - The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public sewer service. The special use permit conditions require the applicant to design and construct all on-site and off-site sewer utility improvements. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the 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. Page B-10

20 Attachment B - Staff Analysis The site has frontage on Route 234 but will take vehicular access from Fettler Park Drive via Van Buren Road. A Traffic Impact Analysis (TIA) has been conducted. Roadway Name Number of 2011 VDOT Volume 2010 Daily LOS Lanes Route ,000 vpd C Van Buren Road 2 7,500 vpd 1 D Fettler Park Drive 2 4,000 vpd 2 B 1 The VDOT count taken in 2004 indicated 5900 vpd and the applicant s 2011 count indicated 8,100 vpd. The County s 2010 traffic model is represented here with the associated level of service. 2 The applicant s traffic counts in February 2011 indicated 4,000 vpd. The associated level of service is shown. The proposed fast food restaurant is anticipated to generate 1,880 vpd. The TIA analyzed impacts at three intersections: the signalized intersection of Dumfries Road (Rt. 234) and Van Buren Road; the unsignalized intersection of Van Buren Road and Fettler Park Drive; and the unsignalized intersection of Fettler Park Drive and the Site Access. The recommended improvements included lengthening the left turn lane on westbound Route 234 to Van Buren Road, lengthening the northbound left turn lane on Van Buren Road to Route 234 and making minor adjustments to the timing splits at the intersection of Route 234 and Van Buren Road. Conditions have been drafted to address these identified improvements. The drive-through has been configured with one food pick-up lane and associated window but two ordering lines. As shown on the SUP plan, the layout meets the stacking requirements including the provision of a by-pass lane. However the by-pass lane is encumbered by a loading space. In order to ensure that the by-pass lane can function at all times, a condition has been drafted requiring that all deliveries and pick-ups must be outside of operating hours. Pedestrian connections shall be provided to the trail along Route 234, to the shopping center and parking area to the northwest and to the sidewalk along Fettler Park Drive. Proposal s Strengths Drive-through Stacking Spaces - As conditioned and shown on the SUP plan, the applicant shall provide the stacking spaces in the number and size required by the DCSM. By-pass Lane The applicant has depicted a by-pass lane on the SUP plan to provide better onsite circulation. A condition has been drafted requiring deliveries and pick-ups to be outside of operating hours due to the location of the loading space in the by-pass lane. Drive-through Circulation - As conditioned, the drive-through circulation shall be one-way in a counter-clockwise direction. Turn Lane Improvements The applicant shall increase the left turn length on westbound Route 234 and northbound Van Buren Road as conditioned. Page B-11

21 Attachment B - Staff Analysis Truck Circulation As conditioned, the applicant will submit a tractor-trailer circulation plan to demonstrate safe circulation on-site prior to site plan approval. Sidewalks and Internal Pedestrian Connections - The applicant has depicted an on-site sidewalk along the south side of the building. As conditioned, sidewalks will be provided on site including linking to the trail along Route 234 and crosswalks will be striped across the drivethrough lanes to that sidewalk, to the parking area and shopping center to the northeast and a pedestrian connection shall be provided to the sidewalk along Fettler Park Drive. Proposal s Weaknesses Traffic Control Improvement The TIA had identified a possible future need for traffic control at the intersection of Van Buren Road and Fettler Park Drive. The subject application would only partially cause the need for this improvement. No mitigation has been provided. 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: None identified. Minimum Design Criteria Staff and other agencies that have reviewed the proposal noted the following minimum design criteria. The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. The listing of these issues is provided to ensure that these concerns are a part of the development record. Such issues are more appropriately addressed during the site plan review. Landscaping - Landscaping/buffering/screening/tree canopy coverage will be provided as per the DCSM. Stormwater Management - The stormwater management and BMP facilities will be required to be verified at the time of site plan review. Back-flow Prevention Device - The applicant shall be required to install a back-flow prevention device as approved by the Service Authority. Page B-12

22 Attachment B - Staff Analysis 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: Environmental Services Fire and Rescue Service Authority PWC Department of Transportation VDOT Historical Commission County Archaeologist Zoning Administration Police Department Page B-13

23 Attachment C Proposed Conditions dated August 23, 2013 PROPOSED CONDITIONS Owner: Evergreen Quantico Assoc. LLC Applicant: Chick-Fil-A Inc. Special Use Permit: Prince William County GPINS and pt. Special Use Permit Area: +/-1.20 acres Magisterial District: Potomac Date: August 23, 2013 The following conditions are intended to offset the impacts of the proposal and to render the application consistent with the applicable chapters of the Comprehensive Plan and the surrounding areas. If the conditions of this Special Use Permit or the Special Use Permit Plan (the Plan ) are in conflict with the Zoning Ordinance, and/or the Design and Construction Standards Manual (DCSM), the more restrictive standards shall apply, except as specifically allowed by this special use permit. The applicant shall file a site plan within one (1) year of approval of this special use permit by the Board of County Supervisors and shall have up to five (5) years from the date of final site plan approval to commence the proposed use. Issuance of an occupancy permit constitutes commencement of the use. 1. Site Development - The applicant shall develop the site in substantial conformance with these conditions and Freestanding Chick-Fil-A at Quantico Center Special Use Permit Plan, prepared by Bohler Engineering, dated January 29, 2013, and revised through August 7, Minor modifications from the SUP Plan may be allowed in order to meet applicable regulations and standards necessary to gain final site plan approval for this development or to coordinate with the adjoining development. 2. Use Parameters a. Use Limitations - The use approved with this SUP shall be limited to a restaurant with a maximum of one drive-through service lane and double ordering lanes as shown on the Special Use Permit Plan. b. Hours of Operation - Hours of operation for the drive-through facility may be 6 a.m. to 12 a.m., seven days per week. c. Off-Site Parking As proposed, part of the parking is located on the abutting property to the northwest. Unless the two properties are consolidated, a reciprocal parking agreement will be recorded for GPINS and This agreement shall be approved by the Zoning Administrator and the County Attorney s Office prior to its recordation concurrent with the site plan review and approval process and in accordance with the requirements of Sec of the Zoning Ordinance and Sec D of the DCSM. SUP # PLN , Quantico Center Chick-Fil-A Page C-1

24 Attachment C Proposed Conditions dated August 23, 2013 d. Outdoor Speaker System - This system shall be limited to two speakers to be used for ordering, and shall not be audible outside of the SUP area. 3. Community Design a. Architecture - The design of the building, materials and colors shall substantially conform to the elevations that appear on the Exterior Elevations Plans entitled S08 V9 Building A Chick-Fil-A dated May 15, 2013, and shall be compatible with the Shoppes at Quantico Center. All the building facades within the SUP area shall use the same design, materials and colors. Minor modifications from these elevations may be allowed in order to meet applicable regulations and standards necessary to gain final site plan approval for this development or to coordinate with the adjoining development in terms of colors, materials and finishes. The applicant shall submit the architectural construction plan drawings, two weeks prior to the request for the building permit release letter, for review and approval of compatibility with the SUP plan by the Planning Office. b. Signage Façade signage shall be in general accordance with the elevations entitled, LED Illuminated Channel Letter Wall Signs in regard to the number and general design of signs. The allowable size will be according to the Zoning Ordnance and proffers. A total of four façade sign shall be permitted with no more than one per building elevation. Any freestanding signage which is placed within the SUP area shall be monument style using a brick base and shall serve the Shoppes at Quantico Center in addition to the subject tenant. The location, height and size of the sign shall meet all current standards including the applicable proffers. If lit, the sign shall be down lit or internally lit only. The base of the sign shall be landscaped with a minimum of four (4) evergreen shrubs per side measuring a minimum height of 24 inches. i) Traffic Signs - Appropriate signs such as Stop, One-Way, Do Not Enter, and Yield to Pedestrians shall be provided for safe vehicular circulation and pedestrian crossing from the parking lot to the building. Additionally directional signage shall be provided to inform customers of the parking area northeast of the restaurant building. ii) Sign Permits - Sign permits are required for all signs. Color, scaled renderings of all signage shall be submitted as part of the sign permit approval process. c. Refuse Storage Areas - The refuse storage areas shall be located as shown on the SUP plan and the refuse storage will be screened with a solid masonry enclosure which matches the material types and material colors of the main building. The refuse storage enclosure shall be gated to prohibit viewing this area from adjoining properties and public rights-of-way. Compliance with this condition will be evidenced with the final site plan approval. The gates shall remain closed when not SUP # PLN , Quantico Center Chick-Fil-A Page C-2

25 Attachment C Proposed Conditions dated August 23, 2013 in use and the trash containers shall be emptied as necessary to prevent odors or infestation by vermin. d. Landscaping Landscaping, as evidenced on the final site plan, shall be provided in the areas around the periphery of the site substantially as noted on the Special Use Permit Plan, noted above, and shall meet minimum requirements of the DCSM and substantially as described in the following standards at the time of planting: i) Route 234 Frontage The landscaping along Route 234 shall contain the following: a 20-foot wide landscaping buffer containing a minimum of 130 plant units per 100 linear feet of frontage. As proffered, the buffer shall contain a mix of evergreen and deciduous trees. The buffer shall not be located in existing or proposed right-of-way or parallel utility easements unless permitted by the easement holder. Deciduous trees shall have a minimum caliper of 2.5 inches as measured 4 feet above grade level. No less than one-third of all the plant units shall be large and medium deciduous trees. ii) iii) iv) Peripheral Landscaping The southern and eastern boundaries of the site shall contain minimum 10-foot wide landscaping strips and shall be planted substantially as shown on the SUP plan. Evergreen Trees Evergreen trees shall be a minimum of six feet in height. Evergreen Shrubs - The height of shrubs shall be a minimum of two feet. v) Drought-Resistant and Indigenous Plantings All plantings shall be droughtresistant and indigenous or other species approved at final site plan. vi) Utilities Any new utility easements (not previously approved and recorded) shall be located within the parking lots and travelways to avoid landscape areas with minimal perpendicular (or near perpendicular-varying up to 10 from 90 ) landscape area crossings, subject to approval at final site plan. e. Lighting - Freestanding lighting fixtures shall be compatible in terms of the design and height with the lighting used in the rest of the Shoppes at Quantico Center site. Compliance shall be demonstrated on the approved final site plan. No neon or spot lighting shall be permitted, except for spot lighting of patriotic flags. f. Site Maintenance - The owner/applicant shall maintain the site and shall pick up trash, litter, and debris on a daily basis. g. Graffiti Removal - Graffiti on the site shall be removed immediately by the applicant. Graffiti shall be deemed any inscription or marking on walls, buildings or structures not permitted by sign regulations in Sec of the zoning SUP # PLN , Quantico Center Chick-Fil-A Page C-3

26 Attachment C Proposed Conditions dated August 23, 2013 ordinance. Any graffiti is to be reported to the Prince William County Police Department before removal. 4. Environment a. Water Quality Monitoring/Stream Restoration- The applicant shall contribute $75 per acre at the time of final site plan review for the County to conduct water quality monitoring, drainage improvement projects and/or stream restoration. b. Grease Trap - An appropriately sized and designed grease trap shall be provided on site and installed prior to the approval of the occupancy permit. The grease trap shall be properly maintained to prevent grease build-up in the force main or gravity sewer. c. Stormwater Management/BMP Unless provided elsewhere within the larger Quantico center site, the applicant shall construct on-site underground BMP facilities as determined at final site plan. 5. Fire and Rescue Monetary Contribution - The owner/applicant shall make a $0.61 per square foot of building and canopy area (+/-5,026 SF) monetary contribution for fire and rescue services to the Board of County Supervisors prior to, and as a condition of issuance of the final site plan approval. 6. Transportation Compliance with Conditions 6 a and c shall be demonstrated on the final site plan: a. Route 234 Improvement The applicant shall provide the left turn lane and median improvements on Route 234 as shown on the exhibit entitled Dumfries Road and Van Buren Road Overall prepared by Bohler Engineering and dated June 6, b. Van Buren Road Improvement The applicant shall provide the left turn lane and median improvements on Van Buren Road as shown on the exhibit entitled Dumfries Road and Van Buren Road Overall prepared by Bohler Engineering and dated June 6, 2013 c. Pedestrian Access Sidewalks as shown on the SUP plan shall be provided on the final site plan along the south and east sides of the building, to the trail along the south side of Route 234 and to the sidewalk along Fettler Park Drive. A crosswalk shall be striped across the drive-through exit and shared drive aisle to the parking area northeast of the restaurant building. SUP # PLN , Quantico Center Chick-Fil-A Page C-4

27 Attachment C Proposed Conditions dated August 23, 2013 d. Loading / Unloading Due to the location of the loading space in the by-pass lane, deliveries and merchandise pick-ups by large tractor trailers shall not be conducted during operating hours. e. One-way Circulation The traffic circulation shall be as represented on the SUP plan in the service lane directly adjoining the building shall be one way in a counterclockwise pattern and shall be designed and signed accordingly. The entrance to the service lane and the stacking spaces shall be striped and signed to avoid conflicts with the circulation around the building. f. Stacking Spaces The drive-through stacking spaces shall be provided in the size and no less than the minimum number required in the DCSM. g. Internal Obstruction Vehicular travelways shall not be obstructed by parked vehicles. h. Tractor Trailer Circulation Prior to final site plan approval, the applicant shall submit a tractor trailer circulation plan showing that tractor trailers can safely traverse the site to and from the loading/unloading area. 7. Connection to Public Water & Sewer - The site shall be connected to public water and sewer with the applicant bearing all costs associated with providing all on- and off site facilities necessary to meet the demand generated by the proposed special use. 8. Handicapped Parking and Signage Parking and signage for handicapped customers shall be provided by the applicant in accordance with the Design and Construction Standards Manual and other current standards. 9. Escalator - In the event the monetary contributions set forth in the development conditions are paid to the Prince William County Board of County Supervisors within eighteen (18) months of the approval of this special use permit, as applied for by the Applicant, said contributions shall be in the amounts stated herein. Any monetary contributions set forth in the development conditions which are paid after eighteen (18) months following the approval of this special use permit 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 eighteen (18) months after final approval of this special use permit to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, noncompounded. 10. Sec Modification from the signage requirements to allow up to 4 façade signs with sign area in accordance with REZ # but no greater than 40 square feet per building facade, and two menu/order board signs and a preview board as shown on the Menu Canopy/Menu Board dated February 28, 2012 and revised through August 7, SUP # PLN , Quantico Center Chick-Fil-A Page C-5

28 Attachment D SUP Plan dated January 29, 2013, and revised through June 4, 2013 Page D-1

29 Attachment E Building Elevations dated May 15, 2013 Page E-1

30 Attachment E Building Elevations dated May 15, 2013 Page E-2

31 Attachment E Façade Sign Elevations dated February 28, 2012 and revised through June 19, 2013 Page E-3

32 Attachment E Menu Board Elevation dated February 28, 2012 and revised through June 19, 2013 Page E-4

33 Attachment E Preview Board Elevation dated February 28, 2012 and revised through June 19, 2013 Page E-5

34 Attachment F Dumfries Road and Van Buren Road Overall Exhibit Page F-1

35 HISTORICAL COMMISSION RESOLUTION Attachment G Historical Commission Resolution MOTION: SWAVELY March 12, 2013 Regular Meeting SECOND: SMITH Res. No RE: ACTION: LAND DEVELOPMENT RECOMMENDATIONS APPROVED WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and WHEREAS, the Prince William County Historical Commission s review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action; NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties: Case Number Name Recommendation REZ PLN Woodland Farms No Further Work SUP PLN Penny s Daycare No Further Work SUP PLN Quantico Center Chik-Fil-A No Further Work Votes: Ayes: by acclamation Nays: None Absent from Vote: None Absent from Meeting: Cunard, Wright MOTION CARRIED CERTIFIED COPY Secretary to the Commission Page G-1