Special Use Permit SUP , Chick-fil-A at Sudley Manor Drive Gainesville 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 8, 2018 TO: FROM: RE: Planning Commission Ana Rivera Planning Office Special Use Permit SUP , Chick-fil-A at Sudley Manor Drive Gainesville Magisterial District I. Background is as follows: A. Request This is a request to amend a special use permit (SUP) to allow an approximate 487-square-foot addition to an existing Chick-fil-A restaurant, dual drive-through lanes with two ordering locations and associated canopy, and signage. Uses/Features Existing Proposed Use(s) Restaurant with drive-through Restaurant with dual drive-through 4,509 sq. ft. restaurant building 4,869 sq. ft. restaurant building with storage area (includes a 487 sq. ft. building addition and the removal of 127 sq. ft.) Gross Floor Area (GFA) Drive-through One drive-through lane Dual drive-through lanes with two ordering points Uses/Features Required Provided Open Space 15% ±15% Parking Spaces ADA Spaces 2 2 B. Site Location The site is located at Sudley Manor Drive, approximately 700 feet south of the intersection of Sudley Manor Drive and Sudley Road. The SUP site is identified on County maps as GPIN C. Comprehensive Plan The site is designated GC, General Commercial, on the Long Range Land Use Map. D. Zoning The ±1.21 acre site is zoned B-1, General Business, with conditions per SUP#PLN and SUP#PLN E. Surrounding Land Use The site is located within a commercial and office area. To the north of the site is the Bull Road Commercial Center across Sudley Manor Drive and a pharmacy across an access road. To the south is a fast food restaurant; and to

2 June 8, 2018 Page 2 the east is an office building, an indoor recreation building, and an access road. The Bull Road Commercial Center across Sudley Manor Drive is located to the west. F. Background and Context: - This site was subject of two previous SUPs, which are summarized as follows: On December 4, 2007, the Board of County Supervisors (BOCS) approved SUP#PLN , which allowed a fast food restaurant with a drive-through window on the subject site. The BOCS approved the SUP, subject to the conditions dated November 8, On April 1, 2008, the BOCS approved SUP#PLN , which allowed a façade sign modification for the existing restaurant with a previous SUP for a drive-through. The BOCS approved the SUP, subject to the conditions dated February 8, If the SUP amendment is approved, it will supersede both previous SUPs. II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends approval of Special Use Permit SUP , Chick-fil-A at Sudley Manor Drive, subject to conditions dated April 19, 2018, found in Attachment C. Staff recommends approval for the following reasons: As conditioned through the 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 GC, General Commercial, on the Long Range Land Use Map and is zoned B-1, Business. The proposed facility is planned within an area that is designated for commercial uses. B. Planning Commission Public Hearing - A public hearing before the Planning Commission has been advertised for June 6, II. 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 GC, General Commercial, 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?

3 June 8, 2018 Page 3 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 , Chick-fil-A at Sudley Manor Drive, subject to conditions dated April 19, 2018, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - The site is designated GC, General Commercial, on the Long Range Land Use Map. The existing zoning B-1 implements the GC planning designation. b) Level of Service (LOS) - The LOS for the ±487-square-foot building expansion will be mitigated as follows: Fire & Rescue $0.61 per SF 487 sq. ft. $ TOTAL $ Community Input - Notice of the application has been transmitted to adjacent property owners within 500 feet. As of the date of this report, the Planning Office has not received any input from the community. 3. Other Jurisdictional Comments - The project is outside the required notification area of nearby jurisdictions. 4. Legal Uses of the Property - If the SUP is approved, ±487-square-foot addition to an existing Chick-fil-A restaurant, dual drive-through lanes with two ordering locations and associated canopy, and signage, could be constructed on the site subject to the proposed conditions. Legal issues resulting from Planning Commission s action are appropriately addressed by the County Attorney s Office. 5. Timing - The Planning Commission has until September 18, 2018, 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 SUP , Chick-fil-A at Sudley Manor Drive.

4 June 8, 2018 Page 4 1. Comprehensive Plan a) Long-Range Land Use - If the application is denied, the land use designation of the site would remain GC, General Commercial, on the Long Range Land Use Map, and the zoning classification would remain B-1, General Business. b) Level of Service - Denial would not have any impact on the existing level of service. 2. Community Input - Notice of the application has been transmitted to adjacent property owners within 500 feet. As of the date of this report, the Planning Office has not received any input from the community. 3. Other Jurisdictional Comments - The project is outside the required notification area of nearby jurisdictions. 4. Legal Uses of the Property - If the SUP application is denied, a second drivethrough lane could not be constructed on the site. Legal issues resulting from Planning Commission s action are appropriately addressed by the County Attorney s Office. 5. Timing - The Planning Commission has until September 18, 2018, 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. V. Recommendation is that the Planning Commission accept Alternative A and recommend approval of Special Use Permit SUP , Chick-fil-A at Sudley Manor Drive, subject to conditions dated April 19, Staff: Ana Rivera, x 7128 Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. Special Use Permit Plan E. Canopy Details F. Signage G. Historical Commission Resolution

5 Attachment A Maps VICINITY MAP Page A-1

6 Attachment A Maps AERIAL MAP Page A-2

7 Attachment A Maps EXISTING ZONING MAP Page A-3

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

9 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 North Land Use Bull Road Commercial Center across Sudley Manor Drive and pharmacy across access road. Long Range Future Land Use Map Designation Zoning REC, GC B-1 South Fast food restaurant. GC B-1 East West Office building and indoor recreation and access road. Bull Road Commercial Center across Sudley Manor Drive. GC O(H) REC, GC B-1 Page B-1

10 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 GC, General Commercial, on the Long Range Land Use Map within the Comprehensive Plan. The following table summarizes the uses and densities intended within the GC designation: Long Range Land Use Map Designation General Commercial (GC) Intended Uses and Densities The purpose of the General Commercial classification is to recognize areas of existing commercial activity along major County roadways that serve a local market rather than a regional market. Access to GC uses shall be limited to abutting arterial or collector roadways, rather than from lesser abutting roadways, except where interparcel connections are provided between abutting GC sites. Pedestrian access to adjacent and nearby residential areas where appropriate shall be encouraged. Primary uses in the GC are retail, retail service, and lodging uses. Office use shall be considered a secondary use and shall represent no greater than 25 percent of the total GC gross floor area of the project. Infill and redevelopment of areas identified as GC are encouraged, particularly with new or relocated commercial uses that are of a scale similar to surrounding uses. Designation of new GC areas is discouraged. Office development in GC areas is encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a supplement to the Community Design Plan chapter of the Comprehensive Plan and available from the Planning Office. Office buildings in GC areas are preferred at a height of at least 2-3 stories. This is a request to allow a ±487-square-foot addition to an existing Chick-fil-A restaurant, dual drive-through lanes with two ordering locations, a canopy, and sign modifications. Technically, this is an amendment of SUP#PLN and SUP #PLN If approved, the SUP amendment will supersede the previously approved SUPs. Page B-2

11 Attachment B - Staff Analysis Proposal s Strengths Land Use Consistency The proposed use will be consistent with the surrounding retail uses. The existing restaurant is the type of service retail that is compatible with the GC, General Commercial, designation which recommends retail and retail service uses. This use is permitted by-right in the B-1, General Business and drive-through facilities are allowed with a SUP in this zoning district. This SUP is proposed to allow a second drive-through lane, whereas one lane has been previously approved. Proposal s Weaknesses None identified. 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. Proposal s Strengths Building Orientation - The building front is oriented towards Sudley Manor Drive and the drivethrough will be along of the side and rear where it will be less visible from the roadway. Interparcel Access - There is interparcel access to the site through the adjoining Walgreens and Starbucks sites. Architecture - The proposed building addition will remain in substantial conformance with the previously approved elevations. The design incorporates consistent materials such as brick and stone compatible with the existing building. Retaining wall Minor changes in the parking area will require the construction of a 4 tall retaining wall. The design, materials and colors for the retaining wall will be compatible with those used in the existing restaurant building. Page B-3

12 Attachment B - Staff Analysis Canopy Elevations - The Applicant has provided detailed canopy elevations. The design of the canopy and supports will be compatible with the building architecture. Pedestrian Connections - A pedestrian access to the restaurant exists along Sudley Manor Drive on the north side of the site. The existing access will not be impacted by the additional drivethrough lane. Pedestrian connectivity is encouraged by the Comprehensive Plan. Location of Loading Space and Refuse Storage Area - The refuse storage area and loading area are located to the back side of the site, where it will be less visible. The plan shows landscaping and dumpster enclosure for screening. Signage - The signage for the proposed use will be in compliance with the Zoning Ordinance and DCSM as conditioned. No freestanding signage will be located within the SUP area. Landscaping - The Applicant has provided a landscape plan, dated April 24, 2018, which illustrates how the loss of landscaping due to parking space relocation will be supplemented on site. Proposal s Weaknesses None identified. 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. The property does not appear on the Historic Sensitivity Area or other cultural resource inventories. The subject site has been previously disturbed and is developed with an existing commercial building and paved surfaces within a shopping center area. The site has no potential for Page B-4

13 Attachment B - Staff Analysis archaeological resources and no additional review is necessary. This proposal went before the Historical Commission on March 13, 2018, and no further work was recommended. Proposal s Strengths Cultural Resources - There are no known cultural resources located on the subject site. The proposed use will have no impact on cultural resources. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Economic Development 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 - Commercial space on the subject site enhances the County s nonresidential tax base. This is consistent with the Prince William County Strategic Plan Proposal s Weaknesses 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 Page B-5

14 Attachment B - Staff Analysis a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. An Environmental Constraints Analysis (ECA) was not required with this SUP application because the site has already been impacted with the existing restaurant. Only a small portion of the site is located within a Resource Protection Area (RPA) and there are no mapped streams on the subject site. The site is located in Subwatershed #166, which drains into Lake Linden and into the Bull Run watershed. The subject site is fully developed and no new land disturbance is being proposed. Proposal s Strengths Landscaping - The site will be landscaped with a mix of drought-resistant, indigenous evergreen, deciduous and ornamental trees and shrubs in the quantities and locations shown on the landscape plan, and as conditioned. Stormwater Management Facilities - The Applicant intends to use an off-site regional stormwater facility to the north of the site across Sudley Manor Drive adjacent to the Festival at Bull Run shopping center. If off-site facilities do not meet stormwater management requirements, the Applicant is conditioned to provide on-site underground facilities. Proposal s Weaknesses Impervious Surfaces - The development proposes an increase in paving areas to accommodate the second drive-through lane. 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) Page B-6

15 Attachment B - Staff Analysis training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The site is closest to the Stonewall Jackson Fire and Rescue Station 11. It is estimated that the travel time would be within the recommended four minute travel time; however, the number of emergency incidents assigned to the station exceeds their workload capacity. The development, as proposed, will generate a need for a capital expenditure of $0.61 per square foot of the new building area. As a result of applying the established LOS standards for fire and rescue to the subject application, a development condition has been drafted to address this issue. Proposal s Strengths Monetary Contribution - The conditions require a monetary contribution of $0.61 per square foot of building addition to mitigate impacts on Fire and Rescue services. 4.0 Minute Response Time - The site is within the recommended 4.0-minute travel time for fire suppression and basic life support. 8.0 Minute Response Time - The site is within the recommended 8.0-minute travel time for advanced life support. Proposal s Weaknesses Capacity - The nearest station, Stonewall Jackson, is operating over the recommended capacity of 2,200 incidents for FY 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. Page B-7

16 Attachment B - Staff Analysis 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. Graffiti - The Applicant will notify the Police Department if their property is marked with graffiti and will remove it promptly thereafter, as conditioned. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the development area, and the use of private wells or public water in the rural area. The subject property is within the Development Area of the County and is within the Prince William County Service Authority service area. The existing restaurant is served by public water. Proposal s Strengths Water Connection - Public water service is available on site from an 8-inch water main. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Page B-8

17 Attachment B - Staff Analysis 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. The site is located in the Development Area within the Prince William County Service Authority area. The existing restaurant is served by public sewer. Proposal s Strengths Sewer Connection - The public sewer connection is available on-site from an existing 16-inch gravity sewer main. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan. Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. Page B-9

18 Attachment B - Staff Analysis A traffic impact analysis (TIA) was not required for this application. There is no estimated net traffic increase for the proposed use. The site has frontage on Sudley Manor Drive and gains shared vehicular access through the adjoining Walgreens and the Starbucks sites. Proposal s Strengths Level of Service - The proposal will not affect the existing level of service, or adversely affect visibility along any of the adjoining thoroughfares. Drive-Through Stacking Spaces - As shown on the SUP plan, the stacking spaces for the drivethrough meet the DCSM requirements. Drive-through Circulation - The drive-through circulation is one-way in a counter-clockwise direction. Sidewalks and Internal Pedestrian Connections - There is an existing sidewalk along Sudley Manor Drive, and sidewalks around the periphery of the south and west sides of the building and a crosswalk/sidewalk connecting the two. Pedestrian connectivity is encouraged by 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; 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: Page B-10

19 Attachment B - Staff Analysis Increase commercial tax base Increase commercial tax base as a percentage of overall tax revenue to 35%. Increase at-place employment Increase growth in at-place employment by more than 3,300 jobs per year. 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: Building Official County Archaeologist Crime Prevention Police Fire Marshal s Office Historical Commission Land Development Case Manager Long Range Planning Planning Case Planner Planning GIS Specialist Page B-11

20 Attachment B - Staff Analysis Service Authority Transportation Department VDOT Fairfax Watershed Management Page B-12

21 Attachment C Proposed Conditions dated April 19, 2018 Owner: Manassas Crossroads Retail, L.L.C. Applicant: Chick-fil-A, Inc. Special Use Permit: SUP # , Chick-fil-A at Sudley Manor Drive Prince William County GPIN Special Use Permit Area: +/-1.21 acres Magisterial District: Gainesville Date: April 19, 2018 The following conditions supersede the conditions associated with SUP #PLN and SUP #PLN and 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 (SUP) 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 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. The restaurant with drive through facilities use has commenced on the Property. Accordingly the one and five year requirements have been satisfied. Issuance of an occupancy permit constitutes commencement of the use. 1. Site Development - The Applicant shall develop the site in substantial conformance with these conditions and the special use permit plan entitled Chick-fil-A Sudley Manor SUP Plan, prepared by Bohler Engineering, dated January 30, 2018, last revised April 19, 2018 (sheet 2) (hereinafter, the SUP Plan ). Minor modifications to the SUP Plan may be allowed in order to meet applicable regulations and standards necessary to gain final site plan approval for this development or to coordinate with adjoining developments. 2. Use Parameters a. Use Limitations - The use shall be limited to a restaurant with a maximum of two drive-through service lanes as shown on the SUP Plan. b. Hours of Operation - Hours of operation may be 24-hours per day, seven days per week. c. Outdoor Speaker System - This system shall be limited to two speakers to be used for ordering, and shall not be audible outside of the SUP area. Page C-1

22 Attachment C Proposed Conditions dated April 19, Community Design a. Architecture - The design of the building including materials and colors shall remain in substantial conformance with the elevations that appear on the Exterior Elevations Plans entitled Chick-Fil-A at Manassas Crossroads dated April 5, 2007 (hereinafter, the Illustrative Building Elevations ), and shall be the same or similar lighter colored brick on the top of the exterior façade walls and darker colored brick on the bottom of the exterior façade walls to remain consistent with the other buildings in Manassas Crossroads. The portion of the building labeled Proposed Addition on the SUP Plan shall be compatible with the Illustrative Building Elevations (i.e., the existing building). Minor modifications from these elevations may be allowed in order to meet applicable regulations and standards necessary to coordinate with adjoining developments in terms of colors, materials and finishes. The Applicant shall submit the architectural construction plan drawings, two weeks prior to the request for the building permit release letter, for review and approval of compatibility with the Illustrative Building Elevations by the Planning Office. b. Refuse Storage Area - The refuse storage areas shall not be located within any setback area and shall be screened with a solid masonry enclosure (brick), which is compatible with the building, and gates that prohibit 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. c. Landscaping - Landscaping, as evidenced on the final site plan, shall be provided by the Applicant substantially as shown on the landscape plan entitled Chick-fil- A Sudley Manor Landscape Plan, prepared by Bohler Engineering, dated January 30, 2018, last revised April 19, 2018 (hereinafter, the Landscape Plan ), and shall meet the minimum requirements of the DCSM and the following standards at the time of planting: i. Sudley Manor Drive Frontage - The landscaping along Sudley Manor Drive shall contain the following: a 10-foot wide landscaping strip containing a minimum of 80 plant units per 100 linear feet of frontage. The planting strip and planting areas shall not be located in existing or proposed right-of-way or parallel utility easements unless permitted by the easement holder. ii. Deciduous Trees - Deciduous trees shall have a minimum caliper of 2.5 inches as measured 4 feet above grade level. No less than one-third of all the required tree canopy shall be large and medium deciduous trees. iii. Evergreen Trees - Plant material shall be a minimum of seven feet in height. Page C-2

23 d. Signs Attachment C Proposed Conditions dated April 19, 2018 iv. Evergreen Shrubs - The height of shrubs shall be a minimum of three feet. v. Drought-Resistant and Indigenous Plantings - All plantings shall be drought-resistant and indigenous or other species approved at final site plan. vi. Utilities - Proposed utility easements shall be located within the parking lots and travelways to avoid landscape areas with minimal perpendicular (or near perpendicular-varying up to 10 from 90 ) landscape area crossings, subject to approval at final site plan. Any existing on-site utility poles shall be removed and all existing and/or proposed utilities such as power, cable, and telephone shall be placed underground. i. Sign Package - In accordance with Zoning Ordinance Section , signage shall be implemented in substantial conformance with the sign package entitled Illustrative Sign Package #SUP , dated April 19, 2018, and the sign location plan entitled Store Series 06-C Manassas Crossroads Sheet 1 by Bohler Engineering dated January 22, 2008, revised through February 5, 2008 and the conditions herein. ii. Freestanding Signage - There shall be no freestanding signage (other than preview/ordering boards and directional signage) on the property. iii. Maintenance - All façade signs shall be well-maintained at all times. Any burned out lighting shall be replaced within 48 hours. iv. Substantive Changes to Signage - Any increase in size and/or quantity of façade signage at the subject site that is not consistent with the SUP Plan, sign package and conditions of this special use permit shall require a new special use permit application. v. Sign Permits - Sign permits are required for all façade signs. Color, scaled renderings of all signage shall be submitted in conformance with the conditions herein as part of the sign permit approval process. vi. Traffic Signs - Appropriate signs such as Stop, One-Way, Do Not Enter, and Yield to Pedestrians shall be provided for safe vehicular circulation and pedestrian crossing from the parking lot to the building. e. Lighting - Freestanding lighting fixtures shall be compatible in terms of the design and height with the lighting used in the rest of the Manassas Crossroads development i.e. adjoining sites to the north and south used for Walgreens and Starbucks. Compliance shall be demonstrated on the approved final site plan. No neon or spot lighting shall be permitted. Page C-3

24 Attachment C Proposed Conditions dated April 19, 2018 f. Pedestrian Access - A sidewalk and crosswalk as shown on the SUP Plan shall be provided on the final site plan between the building and the existing sidewalk along Sudley Manor Drive. If the existing sidewalk along Sudley Manor Drive is removed due to the addition of (a) turn lane(s), the Applicant shall replace it with a 5-foot wide sidewalk within the right-of-way. g. Maintenance of Property 4. Environment i. Site Maintenance - The Owner/Applicant shall maintain the site and shall pick up trash, litter, and debris on a daily basis or more frequently as needed. ii. Graffiti Removal - Graffiti on the site shall be removed immediately by the applicant. Graffiti shall be deemed any inscription or marking on walls, buildings or structures not permitted by sign regulations in Sec et seq. of the Zoning Ordinance. Any graffiti is to be reported to the Prince William County Police Department before removal. a. Grease Trap - An appropriately sized and designed grease trap shall be provided on site and shown on the final site plan. The grease trap shall be properly maintained to prevent grease build-up in the force main or gravity sewer. b. Stormwater Management - Unless provided off-site, the applicant shall construct on-site underground stormwater management facilities as determined at final site plan. 5. Fire and Rescue a. Monetary Contribution - The Owner/Applicant shall make a $0.61 per square foot of proposed additional building area (+/- 487 SF) monetary contribution for fire and rescue services to the Board of County Supervisors prior to, and as a condition of issuance of the final site plan approval. 6. Transportation a. Access Points - There shall be no direct vehicular access point from the subject SUP area to Sudley Manor Drive. Access shall remain as depicted on the SUP Plan. b. Loading/Unloading - Deliveries by large tractor trailers shall be prohibited between the hours of 7:00 a.m. to 9 a.m. and 5:00 p.m. to 7:00 p.m., Monday through Friday. Page C-4

25 Attachment C Proposed Conditions dated April 19, Connection to Public Water & Sewer - The site shall be connected to public water and sewer with the applicant bearing all costs associated with providing all on- and off site facilities necessary to meet the demand generated by the proposed special use. 8. Handicapped Parking and Signage - Parking and signage for handicapped customers shall be provided by the applicant in accordance with the Design and Construction Standards Manual and other current standards. 9. Escalator - In the event the monetary contributions set forth in the development conditions are paid to the Prince William County Board of County Supervisors within eighteen (18) months of the approval of this special use permit, as applied for by the Applicant, said contributions shall be in the amounts stated herein. Any monetary contributions set forth in the development conditions which are paid after eighteen (18) months following the approval of this special use permit shall be adjusted in accordance with the Urban Consumer Price Index (CPI-U), published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after final approval of this special use permit to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, noncompounded. P Page C-5

26 Attachment D Special Use Permit Plan Dated January 30, 2018 and revised on April 19, 2018 Page D-1

27 Attachment D Special Use Permit Plan Dated January 30, 2018 and revised on April 19, 2018 Page D-2

28 Attachment D Special Use Permit Plan Dated January 30, 2018 and revised on April 19, 2018 Page D-3

29 Attachment E Canopy Details Dated April 19, 2018 Page E-1

30 Attachment F Signage Dated April 19, 2018 Page F-1

31 Attachment G Historical Commission Resolution Page G-1

32 Attachment G Historical Commission Resolution Page G-2