March 8, Special Use Permit #SUP , 7-Eleven at Nokesville Road Brentsville Magisterial District

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Internet Rebecca Horner, AICP, CZA Director of Planning March 8, 2019 TO: FROM: RE: Planning Commission Keasha Chappell Hall Planning Office Brentsville Magisterial District I. Background is as follows: A. Request - This is a request for a special use permit to allow the expansion of an existing motor vehicle fueling station to include the relocation and installation of six fueling stations for a total of twelve (12) fuel pumps, and an accompanying sign modification. Uses/Features Existing Proposed Zoning B-1, General Business B-1, General Business Use(s) Convenience Store & Motor Vehicle Fueling Station with two double sided fueling stations (total of 4 fuel pumps) Convenience Store & Motor Vehicle Fueling Station with six double sided fueling stations (total of 12 fuel pumps) Acreage ±0.59 ±1.32 Gross Floor Area (GFA) ±2,400 SF Convenience Store ±598 SF Fuel Canopy ±2,400 SF Convenience Store ±3,344 Fuel Canopy Access One from Route 28 One from Route 28 (no new access points being proposed) Freestanding Sign ±20-Foot Tall pylon sign ±10-Foot Tall monument sign B. Site Location - The subject site is located on the south side of Nokesville Road, approximately 281 feet southwest of the Fitzwater Drive and Nokesville Road intersection. The site is addressed as and Nokesville Road; and is identified on County maps as GPIN and (partial). C. Comprehensive Plan - The subject site is designated as AE, Agricultural or Estate, in the Comprehensive Plan. The site is also located within the Nokesville Sector Plan and Rural Area.

2 March 8, 2019 Page 2 D. Zoning - The site is zoned B-1, General Business, and parcel is subject to proffers pursuant to #REZ E. Surrounding Land Use - The subject site is primarily surrounded by commercial and industrially zoned properties. The site is located in the Core Area of the Nokesville Sector Plan area. The downtown business corridor of Nokesville is adjacently located southeast of the subject site. F. Background and Context The Applicant is the owner of the property, located at Nokesville Road where the existing convenience store and four accompanying motor vehicle fuel pumps are currently located. Additionally, the Applicant is the contract purchaser of a portion of the property located at Nokesville Road, an undeveloped parcel. The subject site has the following approval history: Nokesville Road On May 16, 1978, the Board of County Supervisors approved Special Use Permit #78-22, Southland Corporation, for self-service gas pumps. The existing Special Use Permit #78-22 shall be superseded by the proposed application #SUP Nokesville Road On November 29, 1994, the Board of County Supervisors approved Rezoning #REZ , a rezoning from M-1, Heavy Industrial, to B-1, General Business. The proffers pursuant to #REZ shall remain in effect. II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends approval of the, subject to conditions dated February 27, 2019, found in Attachment C. Staff recommends approval for the following reasons: The proposed expansion of the existing motor vehicle fueling station will improve circulation constraints onsite. As conditioned, the Applicant shall provide additional landscaping along Nokesville Road (Route 28), provisions for an interparcel connection, and the replacement of the existing freestanding pylon sign with a monument sign as encouraged in the Nokesville Sector Plan. B. Planning Commission Public Hearing - A public hearing before the Planning Commission has been advertised for March 20, 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 AE, Agricultural Estate, long-range land use designation?

3 March 8, 2019 Page 3 2. Nokesville Sector Plan - Is the proposed use consistent with those uses intended by the Nokesville Sector Plan? 3. Level of Service (LOS) - How does the proposal address the mitigation of impacts to existing levels of service? B. Strategic Plan 1. Robust Economy - How does the proposal help to foster a diverse local economy that creates a culture of innovation and achieves more quality jobs, economic opportunities, and an expanded commercial tax base? C. Community Input - Have members of the community raised any issues? D. Other Jurisdictional Comments - Have other jurisdictions raised any issues? E. Legal Uses of the Property - What uses are allowed on the property? How are legal issues resulting from the Planning Commission s action addressed? F. 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 #SUP , 7-Eleven at Nokesville Road, subject to conditions dated February 27, 2019, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - The site is designated AE, Agricultural Estate, in the Comprehensive Plan. The AE designation is intended to protect existing agricultural lands, cultural resources, and open space, where large lot development is appropriate. The site is located within a commercial node in Nokesville. Furthermore, the site is presently occupied by an existing convenience store with an accompanying 8- pump fueling station. The proposed expansion of the fuel pumps is consistent with the existing use of the property. b) Nokesville Sector Plan - The site is located in a commercial node inside the Core Area of the Nokesville Sector Plan area. The goal of the sector plan is to ensure that incompatible development is not permitted and that the vision of Nokesville as a Main Street community is realized. As stated within the community design section the Sector Plan, auto-oriented uses are not appropriate within the Core Area. Further expansion of the auto-oriented aspect of the use is not compatible with the community design goals of the plan. However, the site is experiencing internal circulation and safety issues that are being mitigated as part of this SUP proposal.

4 March 8, 2019 Page 4 c) Level of Service (LOS) - The level of service impacts related to the request would be mitigated by the following monetary contributions as follows: Water Quality $75 per acre ±0.80 acres $60.00 Fire & Rescue $0.61 per SF ±3,344 SF (new canopy $2, of canopy area area) Total: $2, Strategic Plan: a) Expansion of the existing business is consistent with the Strategic Plan goal to increase commercial tax base as a percentage of overall tax revenue to 35%. 3. Community Input - The application has been transmitted to adjacent property owners within 500 feet. The Planning Office also contacted the Brentsville District Supervisor s Office to see if that office had received any additional community input. As of the date of this report, the Planning Office has not received any input from surrounding property owners. 4. Other Jurisdictional Comments - The project is outside the required notification area of nearby jurisdictions. 5. Legal Uses of the Property If the application is approved, expansion of the existing motor vehicle fueling station shall be permitted. Legal issues resulting from Planning Commission s action are appropriately addressed by the County Attorney s office. 6. Timing - The Planning Commission has until June 18, 2019, 90 days from the first public hearing date, to take action on this proposal. Approval of the special use permit would meet the 90-day requirement. B. Recommend Denial of #SUP , 7-Eleven at Nokesville Road. 1. Comprehensive Plan a) Long-Range Land Use - If the application were denied, the land use designation of the site would remain AE, Agricultural Estate. b) Nokesville Sector Plan - If the application were denied, the existing motor vehicle fueling station could continue operating pursuant to the prevailing SUP # Further expansion of the use would not be permissible under the existing SUP. c) Level of Service - Denial would not have any impact on the existing level of service.

5 March 8, 2019 Page 5 2. Strategic Plan: a) Expansion of the existing business is consistent with the Strategic Plan goal to increase commercial tax base as a percentage of overall tax revenue to 35%. Denial would not align favorably with the aforementioned goal. 3. Community Input - Notice of the application has been transmitted to adjacent property owners within 500 feet. The Planning Office also contacted the Brentsville District Supervisor s Office to see if that office had received any additional community input. As of the date of this report, the Planning Office has not received any input from surrounding property owners. 4. Other Jurisdictional Comments - The project is outside the required notification area of nearby jurisdictions. 5. Legal Uses of the Property - If the application were denied, the existing motor vehicle fueling station could continue operating pursuant to the prevailing SUP # Furthermore, Nokesville Road could be developed with uses permitted in the B-1, General Business, zoning district in accordance with the proffers pursuant to #REZ Legal issues resulting from Planning Commission s action are appropriately addressed by the County Attorney s office. 6. Timing - The Planning Commission has until June 18, 2019, 90 days from the first public hearing date, to take action on this proposal. Denial of the special use permit would meet the 90-day requirement. V. Recommendation is that the Planning Commission accept Alternative A and recommend approval of #SUP , 7-Eleven at Nokesville Road, subject to conditions dated February 27, Staff: Keasha Chappell Hall, ext Attachments A. Area Maps B. Staff Analysis C. SUP Conditions D. SUP Plan E. Sign Exhibit F. Elevations G. Existing Condition Photographs H. Environmental Constraints Analysis I. Historical Commission Resolution

6 Attachment A Maps VICINITY MAP Page A-1

7 Attachment A Maps AERIAL MAP Page A-2

8 Attachment A Maps EXISTING ZONING MAP Page A-3

9 Attachment A Maps LONG-RANGE LAND USE MAP Page A-4

10 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval 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. Comprehensive Plan Sections Long-Range Land Use Community Design Cultural Resources Environment Fire and Rescue Police Potable Water Sanitary Sewer Transportation Plan Consistency Yes No Yes Yes Yes Yes Yes Yes Yes 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 North Commercial Center, and across Route 28, singlefamily detached dwellings Zoning AE B-1, A-1 South Undeveloped AE B-1 East West Commercial Center with restaurants and neighborhood serving commercial businesses Undeveloped parcel and a heavy industrial parcel AE B-1 AE B-1 & M-1 Page B-1

11 Long-Range Land Use Plan Analysis Attachment B - Staff 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. The site is located in the Rural Area of the County, and is classified as AE, Agricultural or Estate, on the Long-Range Land Use Map. The site is also located within the Nokesville Sector Plan. The following table summarizes the uses and densities intended within the AE designation: Long Range Land Use Map Designation Agricultural or Estate (AE) Intended Uses and Densities The purpose of the Agricultural or Estate classification is to protect existing agricultural lands, cultural resources, and open space, as well as other important rural environmental resources, and to provide areas within the County where large lot residential development is appropriate. The maximum density is one dwelling per 10 gross acres. The Nokesville Sector Plan serves as a separate chapter of the Comprehensive Plan and the Sector Plan action strategies represent additions or modifications to any previously adopted action strategies. The Comprehensive Plan components and action strategies remain applicable, but where the Sector Plan conflicts with the Comprehensive Plan, the Sector Plan prevails. Design guidelines were developed as a part of the sector plan that would help to preserve and enhance the rural character. Proposal s Strengths Adjacent Commercial Area The subject parcel is located on Nokesville Road (Route 28), which is a principal arterial. Also, the subject site is located in the gateway to Nokesville and is situated adjacent to several neighborhood serving commercial uses east of the site. The prevailing zoning on the south side of Nokesville Road is zoned B-1, General Business, and M- 1, Heavy Industrial. Existing Zoning A motor vehicle fueling station is permitted with a SUP in the B-1 zoning district subject to accompanying conditions to mitigate the associated impacts. Page B-2

12 Attachment B - Staff Analysis Existing Special Use Permit As summarized in the Background and Context section of this report, on May 16, 1978, the Board of County Supervisors approved Special Use Permit #78-22, Southland Corporation, for a convenience store with an accompanying four-pump motor vehicle fueling station. The subject application proposes to expand the existing use. Impacts attributable to the expansion of the subject site are being mitigated as conditioned. Proposal s Weaknesses Zoning and Long-Range Land Use Compatibility The property is zoned B-1, General Business, and is designated AE, Agricultural or Estate, on the Long-Range Land Use Map. The B-1, General Business, zoning classification does not implement the AE land use designation. Discouraged Use Although the SUP proposal encompasses the expansion of an existing business, auto-oriented uses are discouraged in the Core Area of Nokesville Sector Plan. Further expanding an auto-oriented business is inconsistent with the land use goals stipulated in the Sector Plan. The subject SUP proposes to relocate the existing eight fuel pumps and expand the canopy in order to provide 12 fuel pumps. While Staff acknowledges the existing site has an undesirable circulation configuration, the Nokesville Sector Plan discourages suburban style development. The proposed motor vehicle fueling station is similar to what one would find in the suburbs of the Development Area of the County. On balance, and in acknowledgement of the existing zoning, conditions, and prior Board approvals on this site, 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. Sign Modification Request Presently, the site is comprised of a ±2,400 square foot convenience store, and a ±598 square foot fueling canopy. The Applicant is not proposing any updates to the existing store s façade or architecture. The sign modification proposed includes a request for three, ±16.5 square foot canopy signs versus the two permitted by right, and a reduced setback for the freestanding business sign. Staff does not anticipate an adverse impact resulting from the request for one additional canopy sign. Page B-3

13 Attachment B - Staff Analysis The Zoning Ordinance requires a 10-foot setback from the right of way, for a 10-foot tall sign. The SUP Plan suggests the sign may be placed approximately ±5-feet from the right of way, once the road widening of Route 28 is complete. Staff encourages the Applicant to locate the sign in a manner consistent with the Zoning Ordinance standards. Sign Type Permitted Proposed Motor Vehicle Fuel Station Canopy Number of Signs 2 3 Maximum Area per Sign Face 20 square feet 16.5 square feet Freestanding Sign Maximum Size per Face 80 feet maximum 50 square feet Height 20 feet 10 feet Setback Requirements 10 feet min. or one foot per each foot in sign height Less than 10 feet Section of the Zoning Ordinance allows the Board of County Supervisors to approve signage that is not consistent with the sign standards within the Zoning Ordinance as part of a rezoning or SUP request. The following criteria must be considered in order to grant modifications for signage: a. Nature of Proposed Use The nature of the proposed use, including such factors as whether the use is a destination or one that relies more on drive-by visibility. The Applicant indicates the proposed use is a destination use that will frequently rely on drive-by visibility. Due to the nature of the proposed use, visibility of the signage, including fuel pricing signs, are a key component of customer acquisition for motor vehicle fueling stations. b. Character of the Existing Area The character of the existing area and the impact on the visual appearance of adjacent and nearby properties and rights-of-way, particularly entrances to the County from the interstate highways or surrounding jurisdictions, and the major streets leading from those entrances. The subject site located in the Rural Area on a high volume principal arterial. Additionally, the site is adjacent to the gateway into Nokesville s designated Core Area and Main Street. The subject site is situated adjacent to a commercial node of neighborhood serving retail and restaurants. Signage in this general area is rustic and understated. Staff does not anticipate a negative visual impact to surrounding area. c. Unique Situation Whether a unique situation exists, causing a need that is not recurring in nature. Page B-4

14 Attachment B - Staff Analysis The request for an additional canopy sign is not correlated to a unique situation. However, the reduced setback modification request is correlated to the Route 28 road-widening project, due to the resulting reduction in property frontage. d. Comprehensive Plan Designation The area's designation on the County's Comprehensive Plan. The subject site is designated AE, Agricultural or Estate, on the Long-Range Land Use Map. Signage is not specifically addressed within this section of the Land Use chapter. However, the Nokesville Sector Plan encourages signage to be pedestrian oriented and consistent with rural design characteristics. e. Special Visual Obstruction 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. There are no visual obstructions to the site. f. Highway Corridor Overlay District (HCOD) Whether the use and/or proposed sign is within a Highway Corridor Overlay District (HCOD). The subject site is not located within a HCOD. Proposal s Strengths Canopy Architecture As stated in the Nokesville Sector Plan, new infill construction should support, rather than compete with the established character of the existing Core Area and should not visually overwhelm neighboring smaller structures. Although the canopy is increasing in square footage, the modest design and neutral color scheme helps mitigate the visual impact of the canopy. Canopy Placement The Applicant proposes to relocate the canopy towards the southern property line, in an area that has mature vegetation, thus providing an additional layer of screening. Moreover, the proposed orientation of the canopy reduces light pollution across Route 28 towards the residential uses. As depicted on the existing conditions photographs (see Attachment G), the existing canopy is prominently located in front along Route 28. Staff finds the proposed relocation favorable and less intrusive to the neighboring incompatible uses. Freestanding Sign Design The Applicant proposes to replace the existing 20-foot tall pylon sign with a 10-foot tall monument sign. Pylon signs are discouraged in the Nokesville Sector Plan; therefore, the proposed monument sign is consistent with the Plan. On balance, the proposed monument-style sign is still much larger than the signs accompanying the motor vehicle fuel stations nearby in the Development Area. Special Use Permits for two motor vehicle fuel stations on Route 28 were recently approved limiting freestanding signage to eight Page B-5

15 Attachment B - Staff Analysis (8) feet in height. Furthermore, the freestanding signage approved with both locations did not exceed 40-square feet. Interparcel Connectivity Community Design Policy 7 encourages the consolidation of access points and reconfigure internal circulation drives to improve vehicular and traffic safety. Additionally, the policy encourages the creation of interparcel connections to permit vehicular movement between adjacent commercial properties. As conditioned, in the event of future development, the Applicant shall grant an interparcel easement connection to the undeveloped portion of subject site. Proposal s Weaknesses Community Design Deficiencies As stated in the Nokesville Sector plan, Route 28 and Fitzwater Drive is a major gateway for Nokesville. The Plan further describes that signage and manicured landscaping along the Route 28 entrance is an important part of illustrating Nokesville s rural charm. Staff recommended the incorporation of enhanced landscaping and rural fencing such as agrarian wooden fencing. Unfortunately, due to numerous easements on the site, the Applicant was unable to incorporate fencing or a diverse selection of plantings. On balance, as conditioned the Applicant shall substantially conform to the landscape plan, which includes the addition of small shrubs along the property frontage. Freestanding Business Sign Deficiencies Replacing the existing 20-foot tall pylon with a 10- foot tall monument sign is an improvement upon an existing condition. However, a 10-foot tall, 50-square foot sign, with a modified setback, would not be consistent with the existing character of the area. As conditioned, Staff requests the Applicant adhere to the Zoning Ordinance setback requirements. Failure to Meet Minimum Design Standards The Nokesville Sector Plan encourages existing property owners to comply with Zoning Ordinance and Design and Construction Standards Manual (DCSM) standards regarding parking lot and overall landscaping and buffering to not only screen areas from view of the right of way, but also to help improve the image of the business corridor. As depicted on the SUP, the Applicant is not providing the minimum 10-foot wide landscape strip along Route 28. The DCSM stipulates right of way landscape strips to soften the visual impact of large expanses of paving and to mitigate environmental impacts such as run off and clean air. While it is the Applicant s position that easements and past right of way dedications have precluded their ability to comply with minimum design standards; the SUP Plan depicts an area of opportunity to better adhere to the DCSM standards once the temporary construction easement related to the Route 28 road widening is released. The SUP plan and property plats do not indicate any other easements or obstructions that would impede a 10-foot landscape strip and required tree plantings. As depicted on the SUP Plan, the Applicant is providing one additional parking space. Therefore, the site has the space and capacity to substantially provide a 10-foot landscape strip as required. In response to this deficiency, Staff conditions the Applicant provide a 10-foot landscape strip along the property frontage in accordance with the DCSM requirements. Page B-6

16 Attachment B - Staff Analysis Main Street Connectivity Community Design Policy 2 of the Comprehensive Plan encourages site, building, and landscape designs that result in the creation of safe and accessible pedestrian circulation and community open space. Furthermore, the Community Design Chapter encourages the provision of pedestrian links between, and among commercial properties, community facilities, and nearby residential neighborhoods. A vacant parcel south of the SUP site Fitzwater Drive, is specifically identified in the Sector Plan as a potential site for a town greenspace and farmers market. During the course of the review, Staff recommended a pedestrian connection or easement to facilitate pedestrian connectivity should a community amenity develop there. In response to this request, the Applicant stated that a pedestrian connection in this area would pose security concerns. Should a farmer s market or similar amenity develop in the future, Staff encourages the Applicant to consider providing a pedestrian connection. Limited Interparcel Connectivity As previously mentioned, Community Design Policy 7 encourages the consolidation of access points and the creation of interparcel connections to allow for movement between adjacent commercial properties. Although the Applicant has provisioned for connectivity westward, the Applicant was not agreeable to an interparcel connection easement to the existing shopping center adjacent to the eastern property line. In response to Staff s request, the Applicant narrated that the location of the existing buildings and access points were the key reasons why this was not provided. On balance, this application is found to be inconsistent 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. Phase I archaeological studies are may be required during the course of the review for rezoning and special use permit applications where significant prehistoric or historic sites and cemeteries are known or suspected. Phase II evaluations, treatment plans studies, and records research may be required of applicants for rezoning, special use permit, comprehensive plan amendment, and public Page B-7

17 Attachment B - Staff Analysis facility review applications. At their December 11, 2018, meeting, the Prince William County Historical Commission recommended no further work would be required. Proposal s Strengths Existing Site No cultural resource studies were recommended as part of this application. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. 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. Proposal s Strengths Water Quality As a condition of approval, the Applicant shall make a monetary contribution in the sum of $75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality and/or stream restoration projects. Tree Preservation As depicted on the Landscape Plan, the Applicant proposes to preserve a narrow area of forest along Route 28. Additional tree preservation is provided along the southeastern property line. Page B-8

18 Attachment B - Staff Analysis Proposal s Weaknesses Limits of Clearing and Grading Although the limits of clearing and grading are depicted on the SUP Plan, they are notated as subject to change. Staff recommends the Applicant substantially conform to the limits depicted on the plan. On balance, in response to this request the Applicant has committed to preserve ±10,000 square feet of tree save area. 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 site is served by the Nokesville Fire and Rescue Station #5. According to the most recent figures, Fire Station #5 responded to 840 incidents, and the station s workload capacity is 2,200 incidents. It is estimated that the response time for the site would be within the recommended 4.0- minute response time for fire suppression and basic life support. The site is also located within the recommended 8.0-minute response time for advanced life support. Proposal s Strengths Station Workload - Fire Station #5 responded to 840 incidents, and the station s workload capacity is 2,200 incidents. The station workload capacity from the closest station is within the recommended standard. 4.0 Minute Response Time - The site is within the recommended 4.0-minute response time for fire suppression and basic life support. 8.0 Minute Response Time - The site is within the recommended 8.0-minute response time for advanced life support. Level of Service Mitigation - As conditioned, the Applicant shall provide $0.61 per square foot of new structure area. Page B-9

19 Attachment B - Staff Analysis Proposal s Weaknesses None identified. 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 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. Proposal s Strengths Level of Service Impacts The Police Department does not believe this application will create a significant impact on Police calls for service. 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. Page B-10

20 Attachment B - Staff Analysis The site is located within the Rural Area. The closest available public water main capable of providing adequate service is located approximately two miles north of the subject site. A connection to public water was not requested as part of this application. Proposal s Strengths Potable Water - The existing convenience store is currently served by private water. However, the proffers pursuant to #REZ indicate a connection to public water may be required in conjunction with development on Nokesville Road, subject to capacity and availability. Proposal s Weaknesses None identified. 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 Suburban Residential Rural (SRR), as well as the rural area. The site is located within the Rural Area, where sites are not generally permitted to connect to public sewer. According to property records, the site is served by an existing onsite private grinder pump and lateral. A connection to public sewer was not requested as part of this application. Proposal s Strengths Sewer Plan - The site is served by an existing onsite private grinder pump and lateral. A connection to sewer was not requested as part of this SUP application. However, the proffers pursuant to #REZ indicate a connection to public sewer may be required in conjunction with development on Nokesville Road, subject to capacity and availability. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sewer Plan. Page B-11

21 Transportation Plan Analysis Attachment B - Staff 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 has frontage on Nokesville Road (Route 28) and will be accessed via a raised right-in/rightout median. Proposal s Strengths Site Access - As conditioned, the Applicant shall construct a right turn lane and sidewalk along the property frontage. Additionally, left turning movements traveling westbound on Route 28 shall be prohibited by a raised median at the entrance to the site. Pedestrian Connectivity As conditioned, the Applicant shall construct a sidewalk along the property frontage. Bicycle Rack As conditioned, the Applicant shall provide a bicycle rack on-site. This provision is consistent with the multi-modal goals stated in the Transportation Chapter in the Comprehensive Plan. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Strategic Plan This section of the report is intended to address the project s alignment with the outcomes provided within the County s Strategic Plan. The Strategic Plan posits that individuals, families and businesses prefer communities with a robust economy; easy access to jobs, services and activities; Page B-12

22 Attachment B - Staff Analysis that support even the most vulnerable in the community; are safe and secure; and provide a quality education that assures lifelong learning and steady employment. From this analysis, the Strategic Plan Team developed five strategic goal areas to guide Board actions: Robust Economy, Mobility, Wellbeing, Safe and Secure Community, and Quality Education and Workforce Development. It is important to note that no single area is viewed as more critical than another. Rather, each are interrelated and have direct impact on each other. Collectively, these goal areas impact the quality of life in all facets of the community 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 aspects of the proposal relative to the Strategic Plan are as follows: Robust Economy The subject application proposes to remove and relocate the existing eight fuel pumps and canopy, and construct a ±3,344 square foot motor vehicle fuel canopy with 12 fuel pumps. The site is currently occupied by a motor vehicle fueling station and convenience store. The proposed application would positively align with the Strategic Plan goal to increase commercial tax base as a percentage of overall tax revenue to 35%. 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: Future Development As previously mentioned, the Applicant is the contract purchaser of ±0.59 acres of the adjacent ±19.66 acre property, Nokesville Road. The remaining balance of the site can be developed in accordance with the #REZ proffers. Route 28 Site Access The proffers pursuant to #REZ stipulate that upon development of an outdoor recreation use on the Nokesville Road property, access to the property shall be limited to a single entrance that would serve both the subject site and balance of the undeveloped parcel. 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 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. Route 28 Road Improvements The Applicant shall continue to work with County Transportation Staff and VDOT to ensure there are no conflicts between the County s Page B-13

23 Attachment B - Staff Analysis improvements to Route 28 and the subject SUP improvements. Additionally, the Applicant shall design the site accessibility to the satisfaction of both agencies. Currently, the width of the entrance is under review and shall be determined as part of the site plan process. However, ingress and egress to and from the site shall be limited to right turning movements. Interior Parking Lot Landscaping The Applicant has not demonstrated adherence to the DCSM requirement for 5% interior parking lot landscaping. The SUP Plan contains 19 parking spaces and one loading space, therefore the DCSM requirements for interior landscaping shall apply. As conditioned, the Applicant shall work with the County Arborist to address this outstanding deficiency. 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: PWC Planning Office Case Manager, GIS, Archaeologist PWC Department of Development Services Land Development Division PWC Department of Fire & Rescue Fire Marshal s Office PWC Historical Commission PWC Police Department Crime Prevention PWC Public Works Watershed Management PWC Service Authority PWC Transportation Department VDOT Virginia Department of Transportation Page B-14

24 Attachment C SUP Conditions SPECIAL USE PERMIT CONDITIONS Applicant: 7-Eleven, Inc. (the "Applicant") Owner: SEJ Asset Management & Investment Co. & SDNOKEVS LLC. GPIN: & (part) (the "Property") Special Use Permit Area: ± 1.32 Acres Zoning: B-1, General Business Magisterial District: Brentsville Date: February 27, 2019 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 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 use and development of the site shall be in strict conformance with the following conditions and shall supersede #SUP 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 Property shall be developed in substantial conformance with the special use permit plan entitled, "Special Use Permit for 7-Eleven," prepared Bohler Engineering, dated October 23, 2018, last revised January 14, 2019 (the "SUP Plan") subject to minor modifications in connection with final site plan review or final engineering. The uses permitted with this SUP do not limit or restrict the by-right uses otherwise allowed on the Property. 2. Use Parameters a. Use Limitation The use approved with this special use permit shall be limited to a retail motor vehicle fuel station containing twelve (12) fueling positions, using a maximum of six (6) double-sided pumps, with a by-right convenience store. b. Hours of Operation Hours of operation may be twenty-four (24) hours per day, seven (7) days a week. c. Outdoor Speaker System Any outdoor speaker system shall be limited to one speaker per pump fueling position. Outdoor speakers shall not be audible beyond the limits of the SUP area. d. Vehicle Service and Repair Vehicle service and/or repair shall be prohibited. Page C-1

25 Attachment C SUP Conditions e. Cessation of Use If the sale of motor vehicle fuel should cease for a period of more than one year, the Applicant or any subsequent owner of the Property shall notify the County of the cessation of use and shall be required to submit a demolition plan to Building Development for the removal of the following structures within ninety (90) days of issuance of the demolition permit: 3. Community Design i. Underground fuel storage tanks; ii. Fuel dispensers; iii. Pump islands; iv. Overhead canopy; v. Air and water dispensers; and vi. Signage related to motor vehicle fuel sales. In the event that all uses are discontinued and the site is vacant, the owner shall stabilize the site using erosion control measures acceptable to the Prince William County Division of Environmental Services. a. Architecture The fuel station canopy shall substantially conform to the architectural elevations entitled 7-Eleven, prepared by the Dimension Group, dated August 14, i. Canopy Columns As depicted on the architectural elevations, the canopy columns shall consist of brick, natural stone or a similar cementitious material. ii. iii. Canopy Fascia The canopy fascia shall be non-illuminated and shall not include accent treatments such as neon, striping, exposed bulbs or any other similar decorative treatments. This provision shall not preclude the internal illumination of the canopy signage. Canopy Roof The color of the roof canopy shall be brown or earth-tone. The Elevations may be subject to minor modification approved by the County in connection with site plan review. Additional changes to the design and materials may be made provided that any such changes are approved by the Planning Office prior to the issuance of a building permit release letter. Such approval shall be based on a determination that the changes result in a building that is of equal or better quality than that shown on the Elevations. b. Signage All canopy signage shall be in substantial conformance with the sign elevations prepared by Cummings, dated February 21, 2019 in addition to the provisions below. In accordance with section of the Zoning Ordinance, the Applicant shall be permitted the sign modifications as proposed in the Sign Elevations unless exempted below. Page C-2

26 Attachment C SUP Conditions The following shall apply to signage and advertisements onsite: i. Building facade signage shall comply with the Prince William County Zoning Ordinance. ii. iii. iv. Three (3) canopy signs shall be permitted in accordance with the sign elevations. Canopy signage shall be comprised of individual channel letters. Box or cabinet signs on the canopy façade shall be prohibited. Notwithstanding what is shown on the SUP Plan, placement of the freestanding business sign shall meet the required setback requirements stipulated in the Zoning Ordinance. Compliance shall be demonstrated on the final site plan. Directional signage shall be provided as required or needed and shall meet the required setback regulations stipulated in the Zoning Ordinance. Compliance shall be demonstrated on the final site plan. v. Banners, pennants, streamers, balloons, figures, and other attention getting devices not permitted by the Zoning Ordinance shall be strictly prohibited. This restriction is not intended to prohibit flags as permitted by the Zoning Ordinance or grand opening signage. vi. vii. Parking and signage for handicapped customers shall be provided in accordance with the DCSM and other current standards. Unless not required by the Zoning Ordinance, 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. Landscaping i. Landscape Plan Landscaping shall be provided in general conformance with the Sheet 2 of the SUP Plan entitled "Landscape Plan" prepared by Bohler Engineering, dated October 23, 2018, last revised January 14, 2019 (the "Landscape Plan"). a) Waivers/Modifications Notwithstanding what is shown on the SUP Plan and Landscape Plan, site design requirements stipulated by the DCSM such as but not limited to perimeter interior plantings, landscape strips, buffers, and number or type of plant units shall be strictly enforced and shall not be subject to waiver or modification. Compliance shall be demonstrated on the final approved site plan. d. Refuse Storage Area The refuse storage areas shall be located to the rear of the site and shall be screened with a solid brick masonry enclosure and gates that prohibit Page C-3

27 Attachment C SUP Conditions 4. Environment viewing this area from adjoining properties and public rights-of-way. The gates shall remain closed when not in use and the trash containers shall be emptied as necessary to prevent odors or infestation by vermin. Compliance with this condition shall be evidenced with the final site plan approvals. a. Water Quality Monitoring/Stream Restoration The Applicant shall contribute to the Prince William County Board of County Supervisors $75.00 per acre (± 1.32 acres) at the time of final site plan review for the County to conduct water quality monitoring, drainage improvement projects and/or stream restoration. b. Prior to final site plan approval, the Applicant shall identify a minimum of ±10,000 square feet of tree save area onsite that meets minimum standards of the DCSM. Compliance shall be demonstrated on the final approved site plan. 5. Fire and Rescue a. Emergency Spill Contingency/Notification Prior to final site plan approval, the Applicant shall prepare and submit an emergency spill notification contingency plan and shall have the same approved by the Fire Marshal and posted on the premises before the issuance of any occupancy permits. The Applicant shall be responsible for notifying the Fire Marshal's Office immediately in the event of a spill of any petroleum or chemical waste on the Property. The Applicant shall assume full responsibility for the costs incurred in the cleanup of such spills. b. Monetary Contribution The Applicant shall make a $0.61 per square foot of canopy area (± 3,344 sq. ft.) monetary contribution for fire and rescue services to the Prince William Board of County Supervisors prior to and as a condition of issuance of the final site plan approval. If construction is phased, said amount shall be paid for those buildings (or phases of each) for which a site plan approval is being sought. 6. Maintenance of Property a. Graffiti Removal The applicant agrees to remove any graffiti from the property. Graffiti shall be deemed any inscription or marking on walls, buildings or structures not permitted by the sign regulations in Section et. seq. of the Zoning Ordinance. Any graffiti is to be reported to the Prince William County Police Department before removal. b. Site Maintenance The owner/applicant shall maintain the site and shall pick up trash, litter, and debris on a daily basis. 7. Transportation Page C-4

28 Attachment C SUP Conditions a. Access Site accessibility design is subject to Prince William County and/or VDOT approval. Compliance shall be demonstrated prior to the approval of the final site plan. i. Right Turn Lane Subject to Prince William County and/or VDOT approval, the Applicant shall construct a separate right turn lane and taper into the site entrance. Compliance shall be demonstrated on the final approved site plan. Construction of the right turn lane shall be completed prior to issuance of occupancy permit. ii. iii. Sidewalk Subject to Prince William County and/or VDOT approval, the Applicant shall construct a sidewalk along the property frontage. The sidewalk shall be reflected on the final approved site plan. Construction of the sidewalk shall be completed prior to issuance of occupancy permit. The Applicant shall provide a raised pork chop median at the entrance restricting turning movements. Final design shall be subject to Prince William County and/or VDOT approval and shall be demonstrated on the final approved site plan. b. Interparcel Connectivity If at any time in the future, the adjoining property identified as GPIN is developed and is required to submit a site plan and said site plan for GPIN requires an interparcel connection to the Property, the Applicant shall, upon request from Prince William County, grant an easement for an interparcel connection in a location to be determined by the Applicant. c. Bicycle Rack One bicycle rack shall be provide on the property. Compliance shall be demonstrated on the final approved site plan. 8. Escalator In the event the monetary contributions set forth in the development conditions are paid to the Prince William 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 the contributions are paid, they shall be adjusted by the percentage change in the CPI-U from the date eighteen (18) months after the 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. Page C-5

29 Attachment D SUP Plan Page D-1

30 Attachment D SUP Plan Page D-2

31 Attachment D SUP Plan Page D-3

32 Attachment E Sign Exhibits Page E-1

33 Attachment E Sign Exhibits Page E-2

34 Attachment E Sign Exhibits Page E-3

35 Attachment E Sign Exhibits Page E-4

36 Attachment E Sign Exhibits Page E-5

37 Attachment E Sign Exhibits Page E-6

38 Attachment E Sign Exhibits Page E-7

39 Attachment E Sign Exhibits Page E-8

40 Attachment E Sign Exhibits Page E-9

41 Attachment E Sign Exhibits Page E-10

42 Attachment F Elevations Page F-1

43 Attachment G Existing Conditions Photographs Dated: April 2018 Page G-1

44 Attachment G Existing Conditions Photographs Dated: April 2018 Page G-2

45 Attachment H Environmental Constraints Analysis Page H-1

46 Attachment I Historical Commission Resolution Page I-1