Special Use Permit #SUP , Sheetz at Mapledale Plaza Neabsco Magisterial District

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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 June 9, 2017 TO: FROM: RE: Planning Commission Meika F. Daus, AICP Planning Office Neabsco Magisterial District I. Background is as follows: A. Request - This is a request is for a special use permit to allow a motor vehicle fuel station (retail), including a 5,988 square-foot, by-right quick service food/convenience store with carry-out restaurant and/or restaurant, a maximum of eight (8) fuel pump islands (16 fueling positions), and associated sign modifications on a 2.44-acre site. Uses/Features Existing Proposed SUP Area N/A ±2.44 Acres Use(s) Vacant Motor vehicle fuel station (retail) with quick service food store, restaurant, and sign modifications Impervious Area Lot 42% ±80% Coverage Uses/Features Required/Allowed Proposed FAR 0.40 maximum 0.05 proposed (based on new building area, and not including overhead fuel canopy area) Building Height 45 feet maximum ±35 feet Minimum Open Space 15% ±20% B. Site Location - The site is located at the northeast quadrant of the intersection of Dale Boulevard and Queensdale Drive; and is identified on County maps as GPIN (part). C. Comprehensive Plan - The subject site is designated RPC, Residential Planned Community, in the Comprehensive Plan. D. Zoning - The site is zoned RPC, Residential Planned Community, and is located within the Dale City Master Zoning Plan.

2 June 9, 2017 Page 2 E. Surrounding Land Use - The special use permit area is located within an existing shopping center, and is surrounded by a mix of commercial uses with residential uses beyond. F. Background and Context The following background is relevant to the site: On January 17, 1989, the Board of County Supervisors approved Special Use Permit #88-50, Mobil Oil Corporation, for a motor vehicle fuel station with quick service food store and a car wash on the subject site, pursuant to special use permit conditions. While the fuel station operated on the site for many years, the use has since been vacated, and most of the structures were removed by On December 2, 2014, the Board of County Supervisors approved Resolution Number to authorize an application to the American Institute of Architects' (AIA) Sustainable Design Assessment Team, or SDAT, program to carry out a sustainable design effort for Dale City. The application was accepted, and the technical assistance program helped community decision-makers and stakeholders develop a vision for Dale City. The AIA SDAT final report, "Dale City: The Friendliest Greenest Little City Around", was completed in November The vision set out in the report for creating a sense of place for Dale City along the Dale Boulevard corridor is comprised of two nodes, which are dubbed "The Streets at Minnieville + Dale" and "Mapledale Plaza". The proposed Sheetz is located within the Mapledale Plaza node of the report. II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends approval of, subject to conditions dated June 9, 2017, found in Attachment C. Staff recommends approval for the following reasons: As conditioned through the special use permit (SUP), the building elevations, signage details, enhanced landscaping, and specific use and operational parameters are being proposed to mitigate the impacts. The subject site is designated Residential Planned Community (RPC) on the Long Range Land Use Map and is within the Dale Boulevard Master Zoning Plan. The proposed facility is planned within an area that is designated for commercial uses. While an auto-oriented use is proposed, the application incorporates some recommendations contained in the Dale City AIA Sustainable Design Assessment Team (SDAT) study, regarding bicycle and pedestrian connectivity, placemaking features, and places for gathering. B. Planning Commission Public Hearing - A public hearing before the Planning Commission has been advertised for June 21, 2017.

3 June 9, 2017 Page 3 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 RPC long range land use designation? 2. Level of Service (LOS) How does the proposal address the mitigation of impacts to existing levels of service? 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 Special Use Permit #SUP , Sheetz at Mapledale Plaza, subject to conditions dated June 9, 2017, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - The site is designated Residential Planned Community (RPC) on the Long Range Land Use Map. Areas designated RPC are developed with residential, commercial, industrial, and governmental uses, school sites, parks, playgrounds, recreational areas, commuter parking areas, and other open spaces, as planned by the master zoning plan for the area. The master zoning plan for this area planned the subject site for commercial uses, and the application is for a commercial proposal. Motor vehicle fuel stations can be approved in RPC-commercial districts with a special use permit. b) Level of Service (LOS) - The level of service impacts related to the request would be mitigated by the conditioned monetary contributions, as follows: Water Quality $75 per acre 2.44 acres $ Fire & Rescue $0.61 per SF 10,441 sq. ft. $ (5,988 sq. ft. building and 4,453 sq. ft. canopy) TOTAL $6, Community Input - The application has been transmitted to adjacent property owners within 200 feet. Staff spoke with one community member who

4 June 9, 2017 Page 4 expressed concern that redevelopment of the site would bring additional traffic to the area, and that crime would increase. Staff notes that special use permits are reviewed for transportation impacts, with the goal that these impacts are mitigated by each application. Additionally, the Crime Prevention Unit of the Police Department has not raised any specific concern regarding an increase in calls for service due to the subject proposal. 3. Other Jurisdictional Comments - The project is outside the required notification area of nearby jurisdictions. 4. Legal Uses of the Property - The proposed motor vehicle fuel station (retail), including a by-right quick service food/convenience store with carry-out restaurant and/or restaurant, and associated sign modifications, could be constructed on the entire site with an approved SUP and subject to the proposed conditions. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing - The Planning Commission has until September 19, 2017, 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 Special Use Permit # Special Use Permit #SUP , Sheetz at Mapledale Plaza. 1. Comprehensive Plan a) Long-Range Land Use - If the application is denied, the land use designation of the site would remain Residential Planned Community (RPC) on the Long Range Land Use Map, and the zoning classification would remain Residential Planned Community (RPC). b) Level of Service - Denial would not have any impact on the existing level of service. 2. Community Input - The application has been transmitted to adjacent property owners within 200 feet. Staff spoke with one community member who expressed concern that redevelopment of the site would bring additional traffic to the area, and that crime would increase. Staff notes that special use permits are reviewed for transportation impacts, with the goal that impacts are mitigated by each application. Additionally, the Crime Prevention Unit of the Police Department has not raised any specific concern regarding an increase in calls for service due to the subject proposal. 3. Other Jurisdictional Comments - The project is outside the required notification area of nearby jurisdictions. 4. Legal Uses of the Property - If the SUP application is denied, the property could still be developed with the by-right uses permitted in the B-1, General Business, zoning district, as allowed by the RPC zoning district. Legal issues

5 June 9, 2017 Page 5 resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing - The Planning Commission has until September 19, 2017, 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, subject to conditions dated June 9, Staff: Meika F. Daus, AICP x 7901 Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. Special Use Permit Plan E. Architectural Elevations F. Gas Canopy Details G. Signage H. 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 Economic Development Environment Fire and Rescue Police Potable Water Sanitary Sewer Transportation Plan Consistency Yes Yes Yes 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 Zoning Use Map Designation North Commercial, Mapledale RPC RPC Plaza Shopping Center, with Residential Beyond South Restaurant, Gas Station, RPC RPC and Vacant Land East Vacant Shopping Center RPC RPC Pad West Vacant Land RPC RPC 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. This site is located within the Development Area of the County, and is classified RPC, Residential Planned Community, on the Long Range Land Use Map. The following table summarizes the uses and densities intended within the RPC designation: Long Range Land Use Map Designation Residential Planned Community (RPC) Intended Uses and Densities The Residential Planned Community classification includes areas zoned RPC, Residential Planned Community. This classification is intended for planned developments not less than 500 contiguous acres under one ownership or control in those areas of the County where provisions for sanitary sewers, sewage disposal facilities, adequate highway access, and public water supply are assured. Within such planned communities, the location of all residential, commercial, industrial, and governmental uses, school sites, parks, playgrounds, recreational areas, commuter parking areas, and other open spaces shall be controlled in such a manner as to permit a variety of housing accommodations and land uses in an orderly relationship to one another. This is a request is for a special use permit to allow a motor vehicle fuel station (retail), including a 5,988 square-foot, by-right quick service food/convenience store with carry-out restaurant and/or restaurant, a maximum of eight (8) fuel pump islands (16 fueling positions), and associated sign modification on a 2.44-acre site. Proposal s Strengths Prior Gas Station Use - The subject site was previously developed with a motor vehicle fuel station with quick service food store and a car wash, pursuant to Special Use Permit #88-50, Mobil Oil Corporation. The fuel station, approved in 1989, operated on the site for many years prior to the vacation of the use. By 2011, most of the gas station structures were removed from the site. The subject application proposes to replace a use that long existed in this location. Page B-2

12 Attachment B - Staff Analysis Long-Range Land Use Compatibility - The property is zoned RPC and designated RPCcommercial on the Dale City Master Zoning Plan. The Applicant proposes a commercial use that is permitted with an approved special use permit. Convenience Store and Restaurant - The Sheetz proposal includes a 5,988 square-foot convenience store with a restaurant. The convenience store and restaurant component of the proposal is by-right, and is fully consistent with the RPC designation. Proposal s Weaknesses Dale City SDAT - The Dale City American Institute of Architects' (AIA) Sustainable Design Assessment Team (SDAT) Report selected the Mapledale Plaza as a location for a neighborhood center in Dale City with a focus on civic and community destinations and a compact mix of uses that might infill Mapledale Plaza overtime. While a gas station was previously located on a portion of the subject site, the sprawling design of the proposed fuel station layout across nearly 2 ½ acres does not appear consistent with the more compact, mixeduse, redevelopment vision for the plaza. 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. Along with the SUP request for a motor vehicle fuel station (retail), this proposal also includes a request for approval of a comprehensive signage package with modifications. Sign Modification Request: 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 special use permit (SUP) request. The proposed Sheetz deviates from the standard provisions of the Zoning Ordinance with regard to: an additional freestanding sign along Dale Boulevard for gas pricing; the gas canopy signs in an HCOD, the number of business façade signs; and the proposed auto diesel flag signs, which is not a sign type that is identified in the Zoning Ordinance. The subject site is located within a Highway Corridor Overlay District approved before Page B-3

13 Attachment B - Staff Analysis February 20, 1996, which effects the applicable signage standards. The signage proposal is as follows: Sign Type Permitted / Allowed Provided / Proposed Business Freestanding Signs Number of Signs 1 along each street frontage 2 along Dale Boulevard (1 proposed gas price sign and 1 existing shopping center sign) Maximum Area per Sign Face Maximum of 80 sq. ft sq. ft. max per face Maximum Height 10 feet 10 feet Business Facade Signs Number of Signs 3 (due to corner lot) 4 Maximum Area per Sign Face 2 sq. ft. per foot of building sq. ft. width, or approximately 192 sq. ft. Motor Vehicle Fuel Station Canopy (in HCOD) Number of Signs N/A 3 Maximum Area per Sign Face N/A sq. ft. each = sq. ft. total Auto Diesel Flag (new sign type) Number of Signs N/A 4 Maximum Area of Sign Face N/A 5.08 sq. ft. per flag Pursuant to Section of the Zoning Ordinance and in the context of this subject SUP proposal, specific criteria must be considered in order to grant modifications to signage. The Applicant provided a justification for this request that is consistent with the requirements of Section , which is summarized by staff, as follows: a. Nature of Proposed Use Factors such as whether the use is a destination or one that relies more on drive-by visibility should be considered. This motor vehicle fuel station with associated uses is both destination uses and uses that will rely on drive-by visibility. Given the high traffic pattern of the Dale Boulevard corridor, the Applicant indicates the proposed signage is needed in order to clearly and readily identify the business and access to the business for fuel. All signage for the site is designed to work harmoniously as a package. From façade signage to gas price signs, the Applicant s sign program provides a brand centric display that aids customer identification. The gas price signs provide the public adequate notice of gasoline price before entering the property. This type of signage is typical for all gas stations, as notification of gas prices is a necessity for all fuel facilities. Page B-4

14 Attachment B - Staff Analysis b. Character of the Existing Area The impact on the visual appearance of adjacent and nearby properties and rights-of-way should be considered. The Property is located within an area that is zoned RPC Commercial and it is located along a high volume transportation corridor, which relies on identifiable signage. c. Unique Situation Whether a unique situation exists, causing a need that is not recurring in nature. A unique situation does not exist. The Applicant states that a fuel facility by its very nature requires clear and distinct signage on site. Signage must be located precisely within the property limits in order to direct the customer through the site and provide adequate notice for navigation. It is typical with a gas station use that a gas price sign is provided. The Applicant modification includes a request to allow a gas station price sign on Dale Boulevard. As proposed, the proposed the freestanding and building-mounted signage is coordinated with the architecture of the building, and represents Sheetz's corporate identity. d. Comprehensive Plan Designation As previously stated, the subject property is designated RPC, Residential Planned Community, in the County's Comprehensive Plan, and is planned for commercial uses. Adjacent properties are also largely designated RPC. e. Special Visual Obstruction Consider the existence of a special visual obstruction or difficulty in locating the use, making the application of the general provisions of this section too restrictive. No visual obstruction exists for the site and it is highly visible from surrounding road networks. As previously stated, the proposed signage is representative of the signage plans for many Sheetz facilities and provides sign elements that serve customer orientation and circulation. f. Highway Corridor Overlay District (HCOD) The property is located within the Dale Boulevard Highway Corridor Overlay District, approved prior to February 20, Proposal s Strengths Gateway Treatment - The Dale SDAT recommends gateway markers along Dale Boulevard. The project corner on Dale Boulevard and Queensdale Drive would be an appropriate location for a Mapledale Plaza gateway marker. The Applicant agrees to provide an enhanced landscape treatment at the two prominent corners of the project area: at the project corner on Dale Boulevard and Queensdale Drive, and at the project corner on Dale Boulevard and the entrance Page B-5

15 Attachment B - Staff Analysis into Mapledale Plaza. The use of: gateway signage, and masonry hardscape elements, like decorative retaining walls and pavers, is encouraged at the project corner on Dale Boulevard and Queensdale Drive. The landscape design should be submitted with the first submission of the final site plan and should include a mix of perennials, evergreen and deciduous shrubs, and be prepared by a Licensed Landscape Architect or Virginia Certified Landscape Designer. Building Elevations - The Applicant has provided detailed building elevations. The overall building design is well articulated and incorporates attractive materials such as brick and stone. The building has also been designed to include entrances and windows on three sides of the building. This is a benefit, as the building, which is located on a corner lot, will have three highly visible sides. Gas Canopy Elevations - The Applicant has provided detailed gas station canopy elevations. The design of the canopy and supports will be compatible with the building architecture. Pedestrian Connections - The SUP plan allows for additional pedestrian improvements that connect the proposed Sheetz to the remainder of Mapledale Plaza. Crosswalks are proposed along the main entrance drives, and pedestrian connections link the Sheetz to retail development to the north. Pedestrian connectivity is encouraged by the Comprehensive Plan and Dale City SDAT. Bicycle Facilities - The SUP includes the location of a bicycle rack. Outdoor Seating - The Sheetz includes an outdoor seating area on the east side of the building. Providing areas for gathering on the site was encouraged by staff, and is supported in the Dale City SDAT. Dumpster location - The layout shows the dumpster located internally to the site and screened. Proposal s Weaknesses Dale City SDAT - The automobile centric nature of the proposed gas station (16 gas pumps and wide circulation) could make it difficult to begin the implementation of a mixed use neighborhood center at the Mapledale Plaza, as envisioned in the SDAT. The proposed uses are spread across the large 2.44-acre site, and the proposal, which places parking and wide drive aisles between the building and the street, might not integrate well with redevelopment efforts for a compact, mixed-use center in this location. Dale Boulevard Highway Corridor Overlay District (HCOD) - The site is located within the Dale Boulevard HCOD approved before February 20, An 8-foot-wide planting strip currently exists. The Applicant proposes a 20-foot-wide green area with landscaping along the frontage; however, this landscape strip is partially encumbered by a 15-foot wide NOVEC easement, and the landscape strip is proposed to be planted with 80 plant units per 100 linear feet, which is a lesser planting standard than current HCODs. Current HCOD standards require 130 plant units per 100 linear feet. While these are identified weaknesses, staff acknowledges Page B-6

16 Attachment B - Staff Analysis that the proposed landscape strip is an improvement upon the existing conditions, and the Dale Boulevard HCOD does not contain a planting standard. Lack of Screening of Propane Tanks - The provided elevations do not indicate screening for the outdoor propane tank storage and sales area. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. 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. Proposal s Strengths No Further Work - This application was sent to the Historical Commission for review and comment. At their May 8, 2016, meeting, the Historical Commission determined that no further work was necessary. 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-7

17 Economic Development Attachment B - Staff Analysis An enhanced, diverse nonresidential tax base creates quality jobs, allowing people to live, work and recreate in Prince William County. The Economic Development Plan sets out policies and action strategies that further the County s goal of attracting and fostering the growth of environmentally sound industries to create quality jobs and diversify the nonresidential tax base, creating a climate where citizens can live and work in Prince William County. The plan includes recommendations relating to business attraction, retention and expansion, the provision of adequate infrastructure, redevelopment of less competitive areas, telecommuting and other information-age opportunities, and recognition of tourism as an industry. Proposal s Strengths Non-Residential Development - Future commercial space on the subject site would enhance the County s nonresidential tax base. This is consistent with the Prince William County Strategic Plan Proposal s Weaknesses Redevelopment of Mapledale Plaza The proposal could limit future redevelopment potential of Mapledale Plaza as envisioned in the Dale City SDAT. None identified. On balance, this application is found to be consistent with the relevant components of the Economic Development 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. The site is located within Neabsco subwatershed 810, and has been altered by prior development. There are no resource protection areas, wetlands, or intermittent streams on the site. Mature landscaping, shade trees and ornamental trees exist on the site. Page B-8

18 Attachment B - Staff Analysis Proposal s Strengths Limited Environmental Features - The site has no mapped Environmental Resource area or resource protection area and is within a developed area. Water Quality - Staff recommends a condition that requires that the Applicant contribute $75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality, stream restoration projects, and/or drainage improvements. Proposal s Weaknesses Impervious Surfaces - The development proposes wide drive aisles and large areas of open paving. Staff encouraged the Applicant to reduce future asphalt areas by reducing the width of travel ways to the minimum widths required by the DCSM, and increase green area. The Applicant declined to make revisions and asserts that the proposed paving provides the most efficient circulation for vehicular travel. 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 will be served by the Princedale Fire and Rescue Station #18. It is estimated that there are approximately 1,091 incidents per tactical unit at this station, which is within the recommended standard of 2,000 incidents per unit. 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. It is estimated that the response time for this site would be within the recommended 8.0-minute response time for advanced life support. Page B-9

19 Attachment B - Staff Analysis Proposal s Strengths Monetary Contribution - If approved with the recommended conditions, the Applicant will provide monetary contributions for the commercial development in accordance with the policy guidelines. 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. 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. At this time, the Police Department does not believe this application will create a significant impact on Police calls for service. The Applicant is encouraged to pay particular attention to the CPTED principles and apply those design principles during the final site design phase. Proposal s Strengths No Significant Impacts - At this time, the Police Department does not believe this application will create a significant impact on Police calls for service Page B-10

20 Attachment B - Staff Analysis 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 subject property is within the Development Area of the County and is thereby required to utilize public water to develop. Water service is available from Virginia American Water Company. The Applicant shall plan, design, and construct all on-site and off-site water utility improvements necessary to develop the subject property in accordance with Virginia American Water Company, County, and State, requirements, standards, and regulations. Proposal s Strengths Water Connection & Service The Applicant has proffered to be responsible for all on-site and off-site improvements required to provide the water service demand generated by the development. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sanitary Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The 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. Page B-11

21 Attachment B - Staff Analysis The site is located in the Development Area and will be served by public sewer service. Proposal s Strengths Sewer Connection & Service - The Applicant will be responsible for all on-site and off-site improvements required to provide the sewer service demand generated by the development. Proposal s Weaknesses None identified. 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. ROAD NETWORK Following is a description of the road network which directly or indirectly serves the site: Dale Boulevard (Route 784) Dale Boulevard borders the site to the south and includes a traffic signal with Queensdale Drive. The Applicant proposes a right in only entrance on Dale Boulevard, which is an existing four lane divided urban minor arterial road in the vicinity of the site. It includes a separate westbound right turn lane onto Queensdale Drive. It is classified as an urban minor arterial by VDOT. It includes a posted speed limit of 45 MPH and includes a median in the vicinity of the site. Based on the latest available (2014) VDOT traffic counts, this segment of Dale Boulevard adjacent to the site carries 22,000 annual average weekday daily vehicle (AAWDT) trips. The portion of Dale Boulevard in the vicinity of the site is included in the Comprehensive Plan for widening to 4 lanes within the variable with a Class 1 trail on south side of Dale Boulevard. There is sidewalk along the full Dale Boulevard/Queensdale Drive site frontage. The recommended right-ofway corresponds with the existing right-of-way acquired for this road. Page B-12

22 Attachment B - Staff Analysis Queensdale Drive (Route 2086) - Queensdale Drive borders the site to the west as a four lane divided local in the vicinity of the site with a right in/right out entrance into the site. It includes a posted speed limit of 25 MPH in the vicinity of the site. Based on the latest available (2014 with a count taken March 3, 2010) VDOT traffic counts, Bristow Road carries 4,300 AAWDT trips in the vicinity of the site. The portion of Bristow Road in the vicinity of the site is not included in the Comprehensive Plan for improvement. There a sidewalk on Queensdale Drive along the site frontage on Queensdale Drive. The following table provides information concerning the most current AAWDT (weekday daily volumes) and levels of services of roadways important to this development: Roadway Name Number of Lanes 2014 VDOT Count 2010 Daily LOS Dale Boulevard 4 22,000 vpd A The Applicant s TIA evaluated six existing intersections (numbered below as they are listed in the TIA): Study # Intersection 1 Dale Boulevard/Nottingham Drive 2 Dale Boulevard/Queensdale Drive 3 Dale Boulevard/Mapledale Avenue 4 Dale Boulevard/Right in only entrance 5 Queensdale Drive/right in/right out entrance The key conclusions listed in the TIA are summarized below: - Under existing (2015) and background 2017 conditions, all study area intersections operate at LOS D or better over all during weekday and Saturday peak hours. - A 2 % growth rate was used to account for regional traffic growth for the 2017 background traffic condition. - The site will have three access points, a right in only driveway on Dale Boulevard and two full movement entrances on the east/west portion of Mapledale Plaza. - All of the study area intersections are forecast to operate at LOS D or better overall under the 2017 total traffic conditions over all during weekday and Saturday peak hours. - The forecast 95 th percentile queues at the during weekday and Saturday peak hours study intersections remain largely unchanged when compared to background conditions. - No on or off-site transportation improvements are triggered by the proposed Sheetz at Mapledale Plaza development. Page B-13

23 Attachment B - Staff Analysis Proposal s Strengths Site Access - As shown in the SUP Plan, access to the site shall be provided from Dale Boulevard and from within the Mapledale Shopping Center. Level of Service - The existing and proposed movements into and out of the site will operate at acceptable (LOS C or better) levels of service. Proposal s Weaknesses None identified 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 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. None identified. 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: DPW- Environmental Services Fire and Rescue Planning Office, Case Manager, Long Range Planning, and Zoning Administration Police Department Page B-14

24 Attachment B - Staff Analysis PWC Historical Commission PWC Service Authority PWC Transportation VDOT Page B-15

25 Attachment C Proposed Conditions dated June 9, 2017 PROPOSED SPECIAL USE PERMIT CONDITIONS Applicant: Sheetz, Inc. (the Applicant ) Owner: Mapledale Plaza, LLC Special Use Permit # SUP Sheetz at Mapledale Plaza Prince William County GPIN: (part) (the Property ) Special Use Permit Area: ± 2.44 acres Zoning: RPC, Residential Planned Community Planned Land Use: RPC, Residential Planned Community Magisterial District: Neabsco Date: June 9, 2017 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 (the 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 Property shall be developed in substantial conformance with the special use permit plan entitled, Sheetz Mapledale Plaza prepared by Bohler Engineering, dated February 8, 2016, last revised and sealed June 8, 2017 (the SUP Plan ) subject to minor modifications in connection with final site plan review or final engineering. 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 (16) fueling positions, using a maximum of eight (8) double sided pumps, with a by-right quick service food store, and carry-out restaurant and/or restaurant. b) Hours of Operation - Hours of operation may be twenty-four (24) hours per day, seven (7) days a week. c) Vehicle Service and Repair - Vehicle service and/or repair shall not be performed on the Property. d) 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. Page C-1

26 Attachment C Proposed Conditions dated June 9, 2017 e) Cessation of Use - If the sale of motor vehicle fuel should cease for a period of more than one (1) 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 approval of the demolition plan: 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 design of the quick service food store and fuel facility canopy, shall substantially conform to the architectural elevations prepared by Convenience Architecture and Design P.C. (the Building Elevations ) as more specifically identified as follows: i. Front and Side Exterior Elevations, (sheet A-9A) dated June 6, 2017; ii. ii. Rear and Side Exterior Elevations, (sheet A-9B) dated June 6, 2017; and Gas Canopy Details, (the Canopy Details ), sheet 1 of 1, dated February 9, The Elevations may be subject to minor modifications 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 Director, or designee, 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. At least two (2) weeks prior to requesting a building permit release letter from Development Services, the Applicant shall submit building elevations so that it may ensure compatibility of the building with the Elevations. b) Gateway Treatments - Due to the site s location at a gateway within Dale City, enhanced landscape treatments shall be provided at the two prominent corners of the project area, as follows: i. At the project corner on Dale Boulevard and the entrance into Mapledale Plaza, enhanced landscaping shall be provided to accent the corner and provide seasonal interest. The landscape design and shall include a mix of Page C-2

27 Attachment C Proposed Conditions dated June 9, 2017 perennials, evergreen and deciduous shrubs, and be prepared by a Licensed Landscape Architect or Virginia Certified Landscape Designer. ii. At the project corner on Dale Boulevard and Queensdale Drive, enhanced landscaping shall be provided to accent the corner and provide seasonal interest. The landscape design and shall include a mix of perennials, evergreen and deciduous shrubs, and be prepared by a Licensed Landscape Architect or Virginia Certified Landscape Designer. The design shall include additional gateway quality features, such as a gateway sign/marker, masonry hardscape elements, decorative retaining walls, low walls, pavers, or other features and/or treatments approved by the Planning Director, or designee. The landscape and gateway treatment design shall be submitted to the Planning Office, and shall be subject to review, approval, and modification by the Planning Director, or designee, prior to approval of the final site plan. c) Landscaping - Landscaping shall be provided in substantial conformance with Sheet 3 of the SUP Plan. The following shall be demonstrated on the final site plan: i. All new plantings shall be drought-resistant and indigenous or other species approved with the final site plan. ii. iii. A minimum of 30 percent of proposed shrubs shall be evergreen species. Within the landscape strips and parking lot islands, which have been subject to compaction by existing buildings, paved/gravel parking lots and/or travelways, the Applicant shall have the soil loosened to a depth of at least 3 feet prior to planting and a top dressing of a maximum of 6 of clean topsoil shall be provided, to the extent necessary and feasible. This topsoil shall be a loam, sandy loam, clay loam, silt loam, sand clay loam, or loamy sand. The topsoil shall not be a mixture of or contain contrasting textured subsoils. The topsoil shall contain less than 5% by volume of cinders, stones, slag, coarse fragments, sticks, roots, trash, or other materials larger than 1 ½ in diameter and shall not contain gravel. The topsoil shall contain a minimum of 5% natural fine organic matter, such as leaf mold, peat moss, etc. Said requirements shall be evidenced with a note on the final site plan. d) Rooftop Screening - Roof top mechanical equipment shall be fully screened. Compliance shall be demonstrated on the building elevations approved in connection with the site plan review. Page C-3

28 Attachment C Proposed Conditions dated June 9, 2017 e) Trash Enclosure A permanent trash enclosure shall be provided. The building materials and colors of the enclosure shall match those used in the construction of the convenience store building. Compliance shall be demonstrated at the time of site plan review. f) Lighting i. Freestanding Light Fixtures - Freestanding lighting shall be limited to 24 feet in height and shall be full cutoff and directed downward and not directed towards the Property line and shall be reflected on the approved site plan. ii. iii. Prohibited Lighting - There shall be no external neon and/or free-standing spot lighting fixtures. Building/Canopy Mounted Exterior Lighting - Building-mounted light fixtures shall be full cutoff and shall be directed downward and shall be reflected on the approved site plan. 4. Signage - All signage shall comply with the standards set forth in the Zoning Ordinance, as modified by the subject approval. The size and style of the signage shall be in substantial conformance with that shown on the Building Elevations, Canopy Details, and Gas Price Monument Sign details dated May 8, The following proposed signage is permitted within the SUP area: a) One freestanding gas price sign not to exceed 10 feet in height and 80 square feet in sign area b) Four business façade signs c) Three motor vehicle fuel station canopy signs d) Four Auto Diesel Flag Signs e) One gateway sign/marker, at the corner of Dale Boulevard and Queensdale Drive, subject to design review and approval by the Planning Director, or designee. Compliance shall be demonstrated at the time of sign permit approval. The existing shopping center sign is permitted and may be reconstructed in accordance with Zoning Ordinance requirements. 5. Additional Signage Regulations - In addition, the following shall apply to signage and advertisements onsite: a) 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. b) Parking and signage for handicapped customers shall be provided in accordance with the DCSM and other current standards. Page C-4

29 Attachment C Proposed Conditions dated June 9, 2017 c) Sign permits are required for signs in accordance with the Zoning Ordinance. Color, scaled renderings of all signage shall be submitted as part of the sign permit approval process. d) Directional signage may be provided. All directional signage shall be in accordance with the Zoning Ordinance. e) The Zoning Administrator or his designee may approve any changes to overall sign design including logo, font size, color, illumination type and style, provided that the total sign area and the number of signs does not exceed the sign regulations of the Zoning Ordinance and/or the conditions of this SUP. 6. Maintenance of the Property a) Site Maintenance - The Applicant/Owner shall maintain the site and shall pick up trash, litter, and debris on a daily basis. b) Graffiti Removal - Graffiti on the site shall be removed promptly 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 Ordinance. Any graffiti is to be reported to the Prince William County Police Department before removal. 7. Water Quality - The Applicant shall contribute $75 per acre (+/ acres) prior to and as a condition of final site plan approval to the Prince William County Board of Supervisors to conduct water quality monitoring, stream restoration projects, and/or drainage improvements. 8. Fire and Rescue a) Monetary Contribution - The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $0.61 per square foot of gross building floor area to be used for fire and rescue services. Said contribution shall be based on the size of the building(s) and gas station canopy shown on the applicable site plan(s) (excluding any structured parking) and shall be paid prior to and as a condition of the issuance of a building permit for such building. b) 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. Page C-5

30 Attachment C Proposed Conditions dated June 9, Transportation a) Access - Access to the site shall be provided in accordance to the SUP Plan, and compliance shall be demonstrated on the final site plan. b) Obstruction of Travelways - The Applicant shall ensure that any vehicles associated with the use do not obstruct the travel ways, fire lanes, adjoining road network, or parking spaces as shown on the SUP Plan. c) Pedestrian Connectivity - Continuous sidewalks and crosswalk connections shall be provided along the site frontage as depicted on the SUP. Additionally, subject to approval by the underlying land owner, the Applicant shall provide off site sidewalk connections as shown on the SUP Plan. Compliance shall be demonstrated on the final site plan. d) Bicycle Rack - The SUP includes the location of one bicycle rack. Bicycle parking facilities shall be demonstrated on the final site plan. 10. Connection to Water & Public 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 to make such connection. 11. Monetary 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-6

31 Attachment D Special Use Permit Plan Dated February 8, 2016, and revised on June 8, 2017 Page D-1

32 Attachment D Special Use Permit Plan Dated February 8, 2016, and revised on June 8, 2017 Page D-2

33 Attachment D Special Use Permit Plan Dated February 8, 2016, and revised on June 8, 2017 Page D-3

34 Attachment E Architectural Elevations Dated June 6, 2017 Page E-1

35 Attachment E Architectural Elevations Dated June 6, 2017 Page E-2