STAFF REPORT. SUP #PLN , Goodwill Retail Store (Neabsco Magisterial District)

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning January 4, 2013 STAFF REPORT (Neabsco Magisterial District) Planning Commission Public Hearing Date: January 16, 2013 Staff Recommendation: Approval I. Background is as follows: A. Request The applicant is requesting a special use permit (SUP) to allow a donated materials collection center as part of a Goodwill retail store facility in a former grocery store space at the western end of Ashdale Plaza shopping center. The shopping center is located at the northeast intersection of Dale Boulevard and Gideon Drive. The site is identified on County maps as GPIN (portion), encompasses ±33,600 SF (±0.771 acres) of the entire acre parcel, is zoned and designated RPC, Residential Planned Community (Dale City, Commercial), in the Comprehensive Plan, and is partially located within the Dale Boulevard Highway Corridor Overlay District (HCOD). Goodwill Donated Materials Collection Center & Retail Store Required / Allowed Provided / Proposed with Development SUP area N/A ±33,600 SF (±0.771 acres), includes ±25,450 SF tenant commercial space for production/stock room and sales floor, rear loading dock, drive aisle area, front sidewalk area, and pick-up/drop-off lane along unit frontage. FAR N/A Within existing commercial tenant space. Lot Coverage N/A; Existing inline tenant space 25,450 SF building space, sidewalk, loading dock, and drive aisle area. Average Daily Trips N/A 349 VPD at main full-access point along Dale Blvd.; 210 VPD at right-in/right-out access on Dale Blvd.; 139 VPD at Gideon Dr. right-in/right out access. An Equal Opportunity Employer

2 January 4, 2013 Page 2 Goodwill Donated Required / Allowed Materials Collection Center & Retail Store Signage 2 Façade signs; 150 SF per sign (300 SF total allowed); Directional signs (no quantity limit, just area of 3 SF per sign face and height limit of 3 feet). Drive-thru/Drop-off Adequate stacking for vehicles; marked lanes and pavement. Provided / Proposed with Development 2 façade signs; ±158 SF total sign area; 4 directional signs (within Zoning Ordinance parameters). 10-foot pick-up/drop-off lane with pavement markers, space for 6 vehicles stacked out front, and directional signs. B. Site Location The special use permit (SUP) site is located within a former grocery store tenant space at the western end of Ashdale Plaza shopping center and is identified on County maps as GPIN (portion). The shopping center is located at the northeast intersection of Dale Boulevard and Gideon Drive, which is just to the west of the access ramp onto Interstate 95. (see Attachment A for maps) C. Comprehensive Plan The subject site has a land use designation of RPC, Residential Planned Community, within the Commercial section of Dale City, as per the Long-Range Land Use Plan of the Comprehensive Plan and the Dale City Master Zoning Plan. D. Zoning/Acreage The SUP area occupies a ±33,600 SF (±0.771 acres) portion of the entire parcel that contains ± acres, which is currently zoned as RPC, Residential Planned Community, within a Commercial land bay of Dale City. The subject site is also partially within the Dale Boulevard Highway Corridor Overlay District (HCOD). E. Surrounding Land Uses The SUP site is located within the northwestern corner of the Ashdale Plaza shopping center in a former in-line grocery store space. Currently, other nearby tenant space is occupied by a hair/nails salon and a sport and health club store. The shopping center parking lot with two other pad sites and drive aisle area is located to the immediate south. The recently-built All- Saints church complex is located to the north. The Ashdale Plaza shopping center with other existing retail/commercial tenants are to the immediate east, which include a child care facility, Asian restaurant, Domino s pizza, dry cleaners, credit union, drive-thru bank, Family Dollar store, and animal hospital/clinic. There is a public water tower facility that is located to the west. Across the street on the south side of Dale Boulevard is El Charro restaurant, McDonald s restaurant, Denny s restaurant, and a K-Mart store. (see Attachment A for maps)

3 January 4, 2013 Page 3 II. Current Situation is as follows: A. Planning Office Recommendation The Planning Office recommends approval of, subject to the conditions dated January 4, 2013, for the following primary reasons: Proposed use for the subject site is a reuse in an existing in-line tenant space within an existing commercial/retail shopping center, which is consistent with the RPC, Residential Planned Community, land use designation for the Commercial section of Dale City. Use parameters, community design, signage elevations, façade enhancements, and transportation conditions sufficiently offset the impacts. See Attachment B for the staff analysis and Attachment C for the proposed conditions. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for January 16, 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 current RPC, Residential Planned Community (Commercial), land use designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions in effect July 1, 2006? 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?

4 January 4, 2013 Page 4 IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the conditions dated January 4, 2013, as found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use This specific proposal is to allow a new Goodwill donated materials collection center with retail store facility within an existing in-line tenant space. Such donation drop-off / collection facilities are consistent within the RPC, Residential Planned Community, commercial land use designation and zoning district through an approved special use permit with appropriate conditions that offset the impacts. Since this is an existing in-line tenant space in a strip shopping center and within a former grocery store, the area functions as a service-oriented retail/commercial corridor, and the proposed use is consistent. b) Level of Service (LOS) The level of service impacts related to the request would be mitigated by the monetary conditions as follows: Water Quality $75 per acre ±0.771 acres $57.83 Total $ Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this staff report, the Planning Office has not received any written or verbal comments on this proposal. 3. Other Jurisdiction Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property The subject site could be developed for a donated materials collection center facility with retail store, subject to the proposed conditions of a special use permit (SUP) and with adequate conditions that mitigate the impacts. Legal issues resulting from the Planning Commission action of approval would be addressed by the County Attorney. 5. Timing The Planning Commission has until April 16, 2013, which is 90 days from the first public hearing date, to take action on this proposal. Approval of the SUP would meet the 90-day requirement.

5 January 4, 2013 Page 5 B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use If the special use permit application is denied, the proposed donated materials collection center could not be built. However, the site could still be developed with by-right commercial/retail uses as per the RPC (Commercial) zoning district, which would be compatible with B-1 zoning. b) Level of Service (LOS) There would be no impact on LOS if denied. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this staff report, the Planning Office has not received any written or verbal comments on this proposal. 3. Other Jurisdictional Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property If the special use permit application is denied, the donated materials collection center could not be built. The property could still be developed with by-right uses permitted in the RPC (Commercial) zoning district. Legal issues resulting from Planning Commission action of denial would be addressed by the County Attorney. 5. Timing The Planning Commission has until April 16, 2013, which is 90 days from the first public hearing date, to take action on a proposal. Denial of the SUP would meet the 90-day requirement. V. Recommendation is that the Planning Commission concurs with Alternative A and recommends approval of, subject to the conditions dated January 4, 2013.

6 January 4, 2013 Page 6 Staff: Scott F. Meyer, x 6876 Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. SUP Plan E. Signage Elevations F. Pavement Marking G. Historical Commission Resolution

7 Attachment A Maps VICINITY MAP Page A-1

8 Attachment A Maps AERIAL MAP SUP #PLN Goodwill Retail Store Page A-2

9 Attachment A Maps LONG-RANGE LAND USE MAP Page A-3

10 Attachment A Maps ZONING MAP Page A-4

11 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of this special use permit (SUP) request to allow a donated materials collection center as part of a Goodwill retail store facility. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use Yes The proposed Goodwill donated materials collection center with retail store facility will be located within existing inline commercial tenant space. Such donation drop-off / collection facilities are consistent within the RPC, Residential Planned Community, (Commercial) land use designation and zoning district in RPC, through an approved special use permit with appropriate conditions that offset the impacts. Since this is an existing in-line tenant space in a strip shopping center and within a former grocery store, the area functions as a service-oriented retail/commercial corridor, and the proposed use is consistent. Community Design Yes As conditioned through this SUP, details on the building front façade signage have been incorporated within the signage elevations. Also, directional signs will be provided throughout the shopping center in order to direct others to the facility. In addition, a pavement marker will be stenciled with the drive aisle lane in front of the facility to direct customers to the donation center. (see Attachments E and F) Use parameters are being conditioned to ensure that donations are promptly moved/processed and that site aesthetics are maintained. The proposed Goodwill facility is filling an existing tenant space within a commercial/retail strip shopping center, while providing onsite aesthetic improvements and without the need to develop a new site. Cultural Resources Yes The site has been previously disturbed and is an existing inline tenant space within a commercial/retail shopping center, which exhibits no potential for finding archaeological resources. As such, no cultural resource studies or mitigation actions are recommended. Page B-1

12 Attachment B Staff Analysis Environment Yes The subject site is fully developed within a shopping center and contains no Environmental Resource (ER) or Resource Protection Area (RPA) features. No new land disturbance is being proposed. Although no stormwater management (SWM) practice is shown for the existing development, runoff is not anticipated to increase since the site is already paved. The standard SUP condition to contribute $75 per acre for water quality monitoring programs, stream restoration, and drainage has been conditioned. Fire and Rescue Yes The nearest responding fire station is Dale City-Birchdale Fire & Rescue Station #10, which is located ±0.75 miles to the west of the SUP site. According to the FY 2011 figures, this station work load capacity is at 73% with three tactical units. The subject site is inside of the 4.0-minute response area for fire suppression and basic life support along with an 8.0-minute response time from advanced life support services. However, this station has an ambulance, but is not equipped with full advanced life support capability. The nearest station with full advanced life support services is Dale City-Prince William Commons Fire & Rescue Station #20, which is located ±1.3 miles to the north and has a workload capacity of 135% according to the FY 2011 figures. The site can also be served by the OWL-Spicer Station #12, which is at 104% workload capacity and is equipped with advanced life support services. Police Yes No significant additional impact to police services is anticipated. As conditioned, the property will have onsite security surveillance cameras, signage to prohibit donations after hours and left unattended, and graffiti to be reported and removed. The Goodwill facility will have specific operational parameters, including hours of operation. Signage will also be posted onsite to limit donation times. Potable Water Yes The subject property is within the Development Area of the County and is required to utilize public water to develop. Due to the project location within Dale City, public water service is provided through Virginia American Water Company and all standard requirements/fees pertain. Page B-2

13 Attachment B Staff Analysis Sanitary Sewer Yes The subject property is within the Development Area of the County and is required to utilize public sewer to develop. Due to the project location within Dale City, public sewer service is provided through Dale Service Corporation and all standard requirements/fees pertain. Transportation Yes The applicant has been conditioned to ensure that all traffic accessways, drive aisles, sidewalks, loading areas, and fire lanes are to be kept clear, free of obstruction, and accessible to emergency vehicles. The Applicant has been conditioned to provide a 10-foot wide pickup and drop off lane in front of the Goodwill facility. Pavement striping will also be shown on the SUP Plan to clearly identify the two main travel lanes along the front of the shopping center building. There will be four directional signs placed at specific locations within the shopping center to assist in directing the public to the donation center and retail store. Truck deliveries serving the Goodwill facility have been conditioned to utilize the Dale Boulevard accesses only. The existing access points will remain unchanged, as well as the existing drive aisle configuration for the shopping center. Page B-3

14 Attachment B Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the land use and zoning details (see maps in Attachment A): Direction Land Use Long-Range Land Use Map Designation Zoning North All Saints Church (recently constructed) REC O(M) South East West Ashdale Plaza shopping center; drive aisle/parking lot Commercial retail strip development; Ashdale Plaza shopping center; drive aisle/parking lot Prince William County Water Company; (PWCSA water tower) c/o Virginia American Water; commercial buildings to the southwest RPC RPC RPC RPC RPC RPC Long-Range Land Use Plan Analysis Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services for residents and employers needs. The Long Range Land Use Plan sets out policies and action strategies that further the County s goal of concentrating population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a highquality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. The applicant (Goodwill of Greater Washington) is requesting a special use permit (SUP) to allow a donated materials collection center as part of a new Goodwill Retail Store in a former grocery store tenant space within the northwestern corner of Ashdale Plaza shopping center. The site is identified as GPIN (portion), is addressed as 2860 Dale Boulevard, and is located ±480 feet to the northeast of the intersection of Dale Boulevard and Gideon Drive. Approximately two-thirds of the space will be used for the retail sales portion of the operation, which is a by-right use. The other one-third of the space will be set up for drop-off, intake, storage, and processing of donated materials, which requires an SUP. The total area impacted by this SUP is approximately ±33,600 square feet (SF), which consists of an in-line ±25,450 SF Page B-4

15 Attachment B Staff Analysis tenant space within an existing commercial/retail shopping center strip building, sidewalk area, drop-off/pick-up lane, loading dock, and drive aisle area. The subject site is zoned RPC, Residential Planned Community, and is within the Commercial land use designation of the Dale City RPC, located just to the west of the access ramp for Interstate 95. This site is located within the Development Area of the County, and is also classified as Residential Planned Community (RPC) 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) Dale City Commercial Intended Uses and Densities The Residential Planned Community (RPC) 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. Proposal s Strengths Long-Range Land Use Plan The requested Goodwill donation drop-off/collection center and retail facility is consistent with the current RPC, Residential Planned Community, land use designation based on its planned commercial land use. In this case, the RPC (Commercial) land use designation is similar and compatible with the GC, General Commercial, use designation, which is implemented by the B-1 zoning district. Through this special use permit, the impacts associated with the use are mitigated. 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. Page B-5

16 Community Design Plan Analysis Attachment B Staff Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. The plan also includes illustrative gateway/corridor design guidelines that recommend streetscaping elements (architecture, landscaping, signage, lighting, street furnishings, and pedestrian connections) to be incorporated into projects within the five gateways and corridors. Proposal s Strengths Signage Elevations Details on the building front façade signage have been incorporated within the signage elevations. Also, directional signs will be provided throughout the shopping center in order to direct others to the facility. (see Attachment E) In addition, a pavement marker will be stenciled onto the drive aisle lane in front of the facility to direct customers to the Goodwill donation center. (see Attachment F) Donation parameters are being conditioned in order to ensure that donations are promptly moved/processed and that site aesthetics are maintained. Infill Development The proposed Goodwill facility is filling an existing tenant space within a commercial/retail strip shopping center. As such, it is providing additional goods and services, while providing onsite aesthetic improvements and without the need to develop a new 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 Page B-6

17 Attachment B Staff Analysis 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 subject site has been previously disturbed and is developed as an existing commercial/retail space and paved surfaces within a shopping center. The site has no potential for archaeology sites and no additional review is necessary. This proposal went before the Historical Commission on October 9, 2012 and no further work was recommended. (see Attachment G for resolution) Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. The subject site is fully developed within a shopping center and contains no Environmental Resource (ER) or Resource Protection Area (RPA) features based on the Long Range Land Use Plan Map and Chesapeake Bay Preservation Area Overlay maps. There is no new land disturbance being proposed. Although no stormwater management (SWM) practice is shown for the existing development, runoff is not anticipated to increase since the site is already paved. The standard SUP condition to contribute $75 per acre for water quality monitoring programs, stream restoration, and drainage will be required. Page B-7

18 Attachment B Staff Analysis Proposal s Strengths Level of Service The standard monetary contribution of $75 per acre (±0.771 acres) for stream restoration, drainage improvements, and/or water quality monitoring has been conditioned. Proposal s Weaknesses The property is already developed as an existing shopping center with a vast amount of impervious surface area and no onsite stormwater management practices, which will remain unchanged. 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 nearest responding fire station is Dale City-Birchdale Fire & Rescue Station #10, which is located ±0.75 miles to the west of the SUP site off of Dale Boulevard on Catalpa Court. According to the FY 2011 figures, this station work load capacity is at 73% with three tactical units. The subject site is inside of the 4.0-minute response area for fire suppression and basic life support along with an 8.0-minute response area for advanced life support services. However, the nearest station #10 has an ambulance, but is not equipped with full advanced life support capability. The nearest station that has advanced life support services is Dale City-Prince William Commons Fire & Rescue Station #20, which is located ±1.3 miles to the north and has a workload capacity of 135% according to the FY 2011 figures. It is important to note that with nearby access to Interstate 95 to the east, the subject site can also be served by the OWL-Spicer Station #12, which is at 104% workload capacity and is equipped with advanced life support services. Overall, the proposed Goodwill use is not expected to generate additional service demand. Page B-8

19 Attachment B Staff Analysis Proposal s Strengths Response Times The site is located within the recommended 4.0-minute response time for fire suppression and basic life support, and the 8.0-minute response time for advanced life support services. Capacity According to the FY 2011 figures, Dale City-Birchdale Fire & Rescue Station #10 has a work load capacity of 73%. The proposed Goodwill facility is not expected to generate an additional service burden. 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 chapter encourages funding and locating future police facilities to maximize public accessibility and police visibility as well as to permit effective, timely response to citizen needs and concerns. The chapter recommends educational initiatives, such as Neighborhood and Business Watch, and Crime Prevention through Environmental Design (CPTED), which encourages new development to be designed in a way that enhances crime prevention. The chapter also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. The Police Department does not feel that this application will have any significant impact on police calls for service at this time. However, the applicant is strongly encouraged to implement Crime Prevention Through Environmental Design (CPTED) recommendations, and specifically those pertaining to businesses and commercial/retail development. Proposal s Strengths Site Maintenance The applicant has been conditioned to take measures to prevent graffiti, and to promptly report and remove graffiti from any structures and surfaces on the site. Page B-9

20 Attachment B Staff Analysis Security Cameras Surveillance cameras will be installed at the front and rear of the building, as conditioned. Donation Parameters Guidelines have been established for how the donation and dropoff component is administered. All donations are to be made in-person with a staff attendant on duty and hours have been limited. In the event that donations are made after-hours, Goodwill is being required to remove and process the materials upon opening the following day. 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. This property is within the Prince William County Service Authority service area. As such, it is required to connect to public water. The subject property is within the Development Area of the County and is required to utilize public water to develop. Public water is currently available onsite. The project area is located within the Dale City area of the County, which is not within the defined service area of the Prince William County Service Authority (PWCSA). Rather, the public water service is provided through Virginia American Water Company and all standard requirements/fees pertain. Overall, the water needs are not expected to significantly change with this proposed use. Proposal s Strengths None identified. 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-10

21 Sanitary Sewer Plan Analysis Attachment B Staff Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sanitary Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the development area, and the use of either private or public sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area. The property is within the Prince William County Service Authority service area. As such, it is required to connect to public sewer. The subject property is within the Development Area of the County and is required to utilize public sewer to develop. Public sewer service is currently available onsite. The project area is located within the Dale City area of the County, which is not within the defined service area of the Prince William County Service Authority (PWCSA). Rather, the public sewer service is provided through Dale Service Corporation and all standard requirements/fees pertain. Overall, the sewer needs are not expected to significantly change with this proposed use. Proposal s Strengths None identified. 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-11

22 Attachment B Staff Analysis The proposed Goodwill facility will utilize the two existing accesses (one full access and one right-in/right-out) on Dale Boulevard and an existing right-in / right-out access on Gideon Drive. No changes in access for the site are being proposed, nor are any changes to the shopping center access. Based on the fact that the proposed use can generate the number of trips similar to what the site was previously planned and used for, a traffic impact analysis (TIA) was not required. A review of the crash data in the vicinity of the site and the County safety engineer s information shows that the Dale Boulevard and Gideon Drive intersection is a high crash location. However, a roadway safety project on Dale Boulevard and a pedestrian improvement project on Gideon Drive are planned by the Virginia Department of Transportation (VDOT) and the County Transportation Roadway Improvement Program (TRIP) respectively. DAILY LEVEL OF SERVICE ANALYSIS The daily level of service provides a planning tool to understand the relationship of travel patterns for various segments of the County population and to help understand the impacts of land use changes and scale roadway changes (eliminating roads, providing new roads, or widening sections of roads) within the County. 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 2011 VDOT Volume * 2010 Daily LOS Lanes Dale Boulevard 4 47,000 vpd D* Gideon Drive 4 28,000 vpd B * County travel demand forecasting model shows lower daily traffic volume and a better LOS for Dale Boulevard in the vicinity of the site. Because the site traffic generation is expected to be similar to what the site was originally used for, the daily LOS along Dale Boulevard and Gideon Drive should not change. However, to mitigate the impacts to the existing shopping center, it is suggested that limitation on truck access, lane striping, vehicle stacking space, pavement marking, directional signage, and appropriately sized travel lanes be provided. The applicant has agreed to all of these, and the features are shown on the SUP Plan and will be conditioned. Proposal s Strengths Obstruction of Travelways The applicant has been conditioned to ensure that all traffic accessways, drive aisles, sidewalks, loading areas, and fire lanes are to be kept clear, free of obstruction, and accessible to emergency vehicles. Lane Striping Prior to site plan approval, the Applicant has been conditioned to provide a 10-foot wide pickup and drop off lane in front of the Goodwill retail store as shown on the SUP Plan. In addition, pavement striping is shown on the SUP Plan to clearly identify the two main travel lanes along the front of the shopping center building. Page B-12

23 Attachment B Staff Analysis Directional Signage There will be four directional signs placed at specific locations within the shopping center to assist in directing the public to the donation center and retail store. Truck Delivery/Pick-up Truck deliveries serving the Goodwill facility have been conditioned to utilize the Dale Boulevard accesses only. Donation Center Pavement Marker Prior to site plan approval, the pavement markers shall be shown on the plan in order to clearly identify the direction and lane configuration for the donation center drop-off/pick-up area in front of the facility. 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: Minimum Design Criteria The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. All Zoning Ordinance and Design and Construction Standards Manual (DCSM) requirements must be satisfied. Page B-13

24 Agency Comments Attachment B Staff Analysis 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 Office of Planning: County Archaeologist Dale Service Corporation PWC Historical Commission PWC Planning Office / Zoning PWC Police / Crime Prevention PWC Public Works Watershed / Arborist PWC Service Authority PWC Transportation Virginia American Water Company Virginia Department of Transportation Page B-14

25 Attachment C Proposed Conditions Dated January 4, 2013 PROPOSED CONDITIONS Owners: PF Ashdale, LLC and AK Ashdale, LLC Contract Purchaser/Lessee: Goodwill of Greater Washington Project Name: Goodwill Retail Store Special Use Permit: SUP #PLN Prince William County GPIN (portion) ("Site") Special Use Permit Area: ±33,600 SF (±0.771 acres) Land Use Designation: RPC, Residential Planned Community Zoning: RPC (Commercial) Magisterial District: Neabsco Date: January 4, 2013 The following conditions are intended to offset the impacts of the proposal and to render the application consistent with the applicable chapters of the Comprehensive Plan and the surrounding areas. If the conditions of this Special Use Permit or the Special Use Permit Plan (the "Plan") are in conflict with the Zoning Ordinance, and/or the Design and Construction Standards Manual (DCSM), the more restrictive standards shall apply, except as specifically allowed by this special use permit. As determined by County staff, the Applicant shall file a modified/minor/administrative site plan to show lane striping, pavement markers, and pick-up/drop-off lane configuration within one (1) year of approval of this special use permit by the Board of County Supervisors. A tenant layout plan may be required based on specific interior changes proposed with this special use permit. The Applicant shall have up to five (5) years from the date of site plan approval to commence the proposed use. Issuance of an occupancy permit constitutes commencement of the use. 1. Site Development The Site shall be developed in substantial conformance to the Goodwill of Greater Washington Special Use Permit Plan (the "SUP Plan"), dated August 17, 2012, revised December 13, 2012, and the conditions herein. The special use permit area shall apply to the portion of the property that encompasses a total of ±33,600 SF or ±0.771 acres, which includes ±25,450 SF of tenant retail space for production/stock room and sales floor, rear loading dock, drive aisle areas, front sidewalk area, and pick-up/drop-off lane along the unit frontage, as generally shown on the SUP Plan. 2. Use Parameters a. Use Limitations The use approved with this special use permit is a donated materials collection center as part of a retail store facility. This limitation does not prohibit other uses otherwise permitted by-right in the RPC (commercial) zoning district pursuant to the Zoning Ordinance. b. Outdoor Speakers The use of any outdoor speaker and/or public address system is prohibited. Page C-1

26 Attachment C Proposed Conditions Dated January 4, 2013 c. Hours of Operation With the exception of major holidays, donated materials may be accepted seven (7) days a week. The hours for the donation dropoff/processing operations shall be limited to the following timeframe: 7:00 a.m. 9:00 p.m. on Monday through Saturday; 8:00 a.m. 6:00 p.m. on Sunday. d. Parameters for Donations: i. Donated items shall not be stored outdoors. ii. During hours of operation, donations will be accepted in-person by a staff attendant. e. Prohibited Donations The following items shall not be accepted for donation: 3. Signage i. Any material consisting of adult merchandise as defined in the Zoning Ordinance ii. Any type of chemicals (oil, fuel, wiper fluid, battery acid, etc.) iii. Firearms and fireworks iv. Any type of Hazmat materials v. Any item too large to be stored inside the facility a. The façade signage for the donated materials collection center and retail store shall be in substantial conformance with the sign elevation graphic entitled "Goodwill, prepared by Kerley Signs, and dated July 31, b. The Applicant shall post an informational notice near the donations processing door, which identifies the hours in which donated materials are accepted and shall clearly state that donations cannot be dropped off after hours. In the event donations are dropped off and left outside the building after hours, the Applicant shall remove and/or process said donations immediately upon opening the following day. c. With the exception of grand opening events or special events, banners, pennants, streamers, balloons, figures and other attention getting devices not permitted by the Zoning Ordinance shall be strictly prohibited. This condition is not intended to prohibit flags as permitted by the Zoning Ordinance. d. Directional signage shall be provided as generally shown on the SUP Plan or as required and/or needed to facilitate vehicular circulation throughout the shopping center. Said directional signage will be in substantial conformance to the conceptual exhibits entitled "Goodwill Retail Store Conceptual Directional Signs" dated December 14, Page C-2

27 Attachment C Proposed Conditions Dated January 4, 2013 e. Parking and signage for handicapped customers shall be provided as shown on the SUP Plan. Compliance shall be demonstrated with site plan approval. f. Sign permits shall be obtained for all signs. Color, scaled renderings of all signage shall be submitted as part of the sign permit approval process. g. The Planning Director or designee may approve changes to sign design, including logos, font size, color, illumination, type and style, as long as the revised signage does not exceed the square footage permitted by the Prince William County sign ordinance. All changes shall be approved by the Planning Director or designee prior to the issuance of any sign permit. 4. Maintenance of Property a. Site Maintenance The Owner/Applicant is responsible for maintaining the site and shall pick up trash, litter, and debris on a daily basis. b. Graffiti Removal The Applicant agrees to remove any graffiti from the Property. Graffiti shall be deemed any inscription or marking on walls, buildings or structures not permitted by the sign regulations in Section , et seq., of the Zoning Ordinance. Any graffiti shall be reported to the Prince William County Police Department before removal. c. Dumpster Location/Trash Disposal In order to not create visual obstruction, there shall be no commercial dumpster placed along the front of the building within the SUP area. All trash generated from the donated materials collection center shall be disposed in a location on the property, as determined by the owner. 5. Environment / Water Quality The Applicant shall contribute $75 per acre (±0.771 acres) to the Prince William Board of County Supervisors ("Board") to conduct water quality monitoring, stream restoration projects, and/or drainage improvements. Said contribution shall be paid prior to site plan approval. 6. Transportation a. Obstruction of Travelways The Applicant shall ensure that any vehicles associated with the use do not obstruct the travelways, sidewalks, fire lanes, site access, and adjoining road network or encroach upon buffer and landscaped areas, as shown on the SUP Plan. b. Truck Delivery/Pick-up Truck deliveries serving the Goodwill facility shall utilize the Dale Boulevard accesses only. Page C-3

28 Attachment C Proposed Conditions Dated January 4, 2013 c. Lane Striping As a condition of site plan approval, the Applicant shall indicate a 10-foot wide pickup and drop off lane in front of the Goodwill facility as shown on the SUP Plan. In addition, the Applicant shall provide pavement striping as shown on the SUP Plan, to clearly identify the two main travel lanes along the front of the main shopping center building. d. Donation Center Pavement Marker As a condition of site plan approval, the pavement markers shall be utilized to clearly identify the direction and lane configuration for the donation center drop-off/pick-up area in front of the Goodwill facility. The applicant shall provide pavement markers in substantial accordance with exhibit entitled "Pavement Marker," dated December 26, e. Safety & Pedestrian Facilities The Applicant shall not obstruct or disrupt existing pedestrian facilities. 7. Site Security The Applicant shall provide a 24 hours per day, seven days per week camera security surveillance system for the purpose of monitoring the internal store area as well as the front and rear exterior building areas, including the loading dock, of the Goodwill facility. 8. Monetary 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 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, non-compounded. Page C-4

29 Attachment D SUP Plan Page D-1

30 Attachment E Signage Elevations Page E-1

31 Attachment E Signage Elevations Page E-2

32 Attachment F Pavement Marking Page F-1

33 Attachment G Historical Commission Resolution HISTORICAL COMMISSION RESOLUTION MOTION: YANKEY October 9, 2012 Regular Meeting SECOND: BURGESS Res. No RE: ACTION: LAND DEVELOPMENT RECOMMENDATIONS APPROVED WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and WHEREAS, the Prince William County Historical Commission s review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action; NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties: Case Number Name Recommendation PRA PLN Rugby Road Center Phase 1 REZ PLN Bradley Square No Further Work AFD PLN Madera Farm LLC Recommend Inclusion in Agricultural and Forestal District; No Further Cultural Resources Work SUP PLN Goodwill Retail Store No Further Work SUP PLN Sheetz Signage Modification No Further Work PW Pkwy REZ PLN Regency at Catharpin Creek Table Page G-1