COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE

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1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Christopher M. Price, AICP Director of Planning June 3, 2016 TO: FROM: RE: Planning Commission Scott F. Meyer Planning Office Special Use Permit #SUP Dunkin Heritage Hunt Sims Property Gainesville Magisterial District I. Background is as follows: A. Request To allow a special use permit (SUP) for a Dunkin Donuts restaurant with drive-through facility and associated signage modifications. The site is located within an end unit of a proposed commercial/retail building in Land Bay 2 (Sims Property) within the Heritage Hunt planned mixed use community, which is currently being developed. SUP Proposal: Restaurant with drivethrough and signage modifications Required / Allowed (PMD / B-1 zoning) Provided / Proposed with SUP: Dunkin Donuts restaurant, with drive-through and signage modifications SUP Area N/A ±4,237 SF (SUP Area = ±1,700 SF of retail floor space, sidewalk, travelway/drive aisle, and a drivethrough lane configuration) ±1.30 acres (entire parcel) Landscaping Per approved Heritage Hunt Sims Property Land Bay 2; PRA #PLN and REZ #PLN foot landscape area along Heathcote Boulevard frontage; Additional landscaping within the interior parking and drive aisle areas to Land Bay 2 Average Daily Trips N/A 295 VDP (at entrance to drivethrough); 580 VDP (at exit for drive-through and drive aisle) Building Façade Signs 2 signs for end unit in shopping center; 2 SF per foot of unit width/length; 68 SF = front and 100 SF = side (168 SF total) 6 façade signs; Total Area = SF; 2 Dunkin Donuts (DD) signs = SF each; 2 drive-through signs = 4.63 SF each; 1 DD side sign = SF each; 1 DD cup graphic = 117 SF

2 June 3, 2016 Page 2 SUP Proposal: Restaurant with drivethrough and signage modifications Required / Allowed Secondary Signs As needed; Not to exceed 6 SF each Directional Signs Menu Board As needed; Maximum height of 3 feet; Maximum area of 3 SF 1 sign; Maximum length of 8 feet; Maximum height of 6 feet Provided / Proposed with SUP: Dunkin Donuts restaurant with drive-through and signage modifications 2 accent/branding script signs on building awnings = SF each 4 signs; 4 ft. 10 in.= height; 2.75 SF each 1 sign; 9 ft in. = length; 7 ft. 2 in. = height B. Site Location The special use permit (SUP) area encompasses ±4,237 square feet (SF) at the southern/southeastern portion of a ±1.30 acre property, which is within Land Bay 2 (Sims Property) of the Heritage Hunt planned mixed development. The property is located approximately 500 feet southeast of the intersection of Heathcote Boulevard and Catharpin Road, and is currently addressed as Heathcote Boulevard. The subject SUP site is identified on County maps as GPIN (portion). C. Comprehensive Plan The site is designated SRM, Suburban Residential Medium, in the Comprehensive Plan. D. Zoning The site is zoned PMD, Planned Mixed Use District, as currently proffered through PRA #PLN (Heritage Hunt Sims Property Land Bay 2). The planned land use for this particular land bay is commercial/retail, such as those uses permitted through B-1, General Business, zoning district. In addition, the property is located entirely within the Airport Safety Overlay District. E. Surrounding Land Uses The SUP site (±4,237 SF) is a portion of Land Bay 2 within the Heritage Hunt planned mixed use community, which is designated for commercial/retail development. The site includes approximately 1,700 SF of retail floor space, travelway/drive aisle, sidewalk, and a drive-through lane configuration. A motor vehicle fuel station with convenience store is located to the southeast. Another undeveloped retail pad site is located to the south. Drive aisle area and Heathcote Boulevard is located to the north. To the west and southwest of the site is a stormwater management facility, parking areas, and a Harris Teeter grocery store (see Attachment A for maps). F. Background & Context The subject land bay is currently being developed and contains an existing Harris Teeter grocery store and three pad sites for retail/commercial use. A gas station with convenience store has been approved at the corner of Heathcote Boulevard and Specialized Trail, and two pad sites remain to be developed. The pad site that fronts Heathcote Boulevard will be

3 June 3, 2016 Page 3 developed with a multi-tenant retail building that will have several in-line spaces with one of the end caps being a proposed Dunkin Donuts restaurant with a drivethrough facility and signage modifications, which will be on the eastern end/side of the building. The site will be accessed from the internal travelways within Land Bay 2. A restaurant with drive-through facility and associated signage modifications is permissible with a SUP in the PMD, Planned Mixed Use District, with a nonresidential land bay use designation to be developed through the standards for the B-1, General Business, zoning district. II. Current Situation is as follows: A. Planning Office Recommendation Staff recommends approval of #SUP , Dunkin Heritage Hunt Sims Property, subject to the conditions dated June 2, 2016, for the following reasons: The proposed use is compatible as an in-line tenant space within a commercial/retail strip building among a mixture of other similar commercial/retail service uses, as a part of Land Bay 2 for Heritage Hunt. As conditioned through this SUP, specific use and operational parameters, building and signage elevations, site design, maintenance requirements, and drive-through lane configuration, are being proposed to adequately mitigate 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 June 15, 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 SRM designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions in effect July 1, 2014? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Comments Have other jurisdictions raised any issues?

4 June 3, 2016 Page 4 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 #SUP , Dunkin Heritage Hunt Sims Property, subject to the conditions dated June 2, Comprehensive Plan Consistency Analysis: a. Long-Range Land Use The entire subject parcel, which includes the SUP site, is designated as Suburban Residential Medium (SRM) on the adopted Long-Range Land Use Plan Map. The entire property is zoned PMD, Planned Mixed Use District. This land bay is designated as Commercial through B-1, General Business, on the approved Master Zoning Plan associated with Heritage Hunt Land Bay 2 (Sims Property). The Heritage Marketplace retail center, which is currently being developed, provides neighborhood-serving retail to the surrounding suburban medium-density and high-density planned areas. The proposed drive-through use does not adversely impact the long-range land use designation. b. Level of Service (LOS) The LOS impacts related to this subject SUP request are already being mitigated by the approved site plan, and as previously proffered through PRA #PLN and with REZ #PLN In regard to the $75 per acre monetary contribution for environment/water quality and stream restoration, it has been addressed as a condition of final site plan approval. The fire and rescue LOS monetary contribution $0.35 per square foot of building area (plus monetary escalation) has already been proffered and is being applied as buildings are constructed during the development of Land Bay 2 within Heritage Hunt. Since the proposed use will occupy a specific space within an approved multi-tenant retail building and with no additional building area being proposed, no new LOS monetary contributions are being requested by staff. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. The Applicant has also contacted the Homeowner Associations (HOAs) for Crossroads Village and Heritage Hunt. As of the date of this staff report, the Planning Office has not received any verbal or written comments on this proposal and is not aware of any community opposition.

5 June 3, 2016 Page 5 3. Other Jurisdiction Comments This project site is located outside of the required notification area from adjacent jurisdictions. 4. Legal Uses of the Property The proposed restaurant with drive-through facility and associated signage modifications for Dunkin Donuts could be constructed on the site with an approved SUP and subject to the proposed conditions. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing The Planning Commission has until September 13, 2016, which is 90 days from the first public hearing date, to take action on this proposal. A recommendation of approval of the SUP would meet the 90- day requirement. B. Recommend denial of #SUP , Dunkin Heritage Hunt Sims Property. 1. Comprehensive Plan Consistency Analysis: a. Long-Range Land Use If the SUP request is denied, then the drive-through facility and signage modifications would not be permitted. The site would remain as a part of the Heritage Hunt commercial/retail development, but could not be utilized as proposed through the SUP. 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. The Applicant has also contacted the Homeowner Associations (HOAs) for Crossroads Village and Heritage Hunt. As of the date of this staff report, the Planning Office has not received any verbal or written comments on this proposal and is not aware of any community opposition. 3. Other Jurisdictional Comments This project site is located outside of the required notification area from adjacent jurisdictions. 4. Legal Uses of the Property If the SUP application is denied, the property could still be developed with the uses permitted in PMD, Planned Mixed Use District, as currently proffered through PRA #PLN (Heritage Hunt Sims Property Land Bay 2). The planned land use for this particular land bay is commercial/retail, such as those uses permitted through the B-1, General Business, zoning district. Therefore, B-1 byright uses would be generally permitted. Legal issues resulting from

6 June 3, 2016 Page 6 Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing The Planning Commission has until September 13, 2016, which is 90 days from the first public hearing date, to take action on this proposal. A recommendation of denial of the SUP would meet the 90-day requirement. V. Recommendation is that the Planning Commission concur with Alternative A and recommend approval of #SUP , Dunkin Heritage Hunt Sims Property, subject to the conditions dated June 2, Staff: Scott F. Meyer, x 6876 Attachments A. Area Maps B. Staff Analysis C. Proposed SUP Conditions D. Illustrative Plan for Land Bay 2 (Sims Property) E. SUP Plan F. Applicant Signage Summary Chart G. Signage / Building Elevations H. Signage Location Exhibit I. Historical Commission Resolution

7 Attachment A Maps VICINITY MAP Page A-1

8 Attachment A Maps AERIAL MAP Page A-2

9 Attachment A Maps ZONING MAP Page A-3

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

11 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: APPROVAL This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Comprehensive Plan Sections Long-Range Land Use Community Design Cultural Resources Environment Fire and Rescue Police Potable Water Sanitary Sewer Transportation Plan Consistency Yes Yes Yes Yes Yes Yes Yes Yes Yes Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long-Range Land Use Map Designation North South East West Drive aisle area and landscaping along Heathcote Boulevard Motor vehicle fuel station with convenience store Proposed drive-through facility and drive aisle Motor vehicle fuel station with convenience store Stormwater management facility, drive aisle, parking areas, and Harris Teeter grocery store SRM SRM SRM SRM Zoning PMD PMD PMD PMD Page B-1

12 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 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. This subject SUP site is located within the Development Area of the County, and has a land use designation as SRM, Suburban Residential Medium, on the Long-Range Land Use Map within the Comprehensive Plan. However, this specific land bay is designated as Commercial through B-1, General Business, zoning district standards on the approved Master Zoning Plan associated with Heritage Hunt Land Bay 2 (Sims Property). The following table summarizes the uses and densities intended within the SRM designation. Long-Range Land Use Map Designation Suburban Residential Medium (SRM) Intended Uses and Densities The purpose of the Suburban Residential Medium classification is to provide for a variety of housing opportunities at a moderate suburban density, greater than that of the SRL classification. The preferred housing type in this classification is single-family. The density range in SRM projects is 4-6 dwellings per gross acre, less the ER designated portion of a property. Cluster housing and the use of the planned unit development concept may occur, provided that such clustering and planned district development furthers valuable environmental objectives as stated in EN- Policy 1 and EN-Policy 4 of the Environment Plan, the intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the County. Page B-2

13 Attachment B Staff Analysis Proposal s Strengths Planned Land Use Compatibility The entire property is zoned PMD, Planned Mixed Use District. The SUP site is located in Land Bay 2, which is designated for Commercial uses to be implemented through B-1, General Business, zoning on the approved Master Zoning Plan associated with Heritage Hunt Land Bay 2 (Sims Property). As currently zoned through PMD with prescribed land use categories and as a part of Heritage Hunt Land Bay 2, a restaurant facility is a permitted by-right use. The Heritage Marketplace retail center, which is currently being developed, provides neighborhood-serving retail to the surrounding suburban medium-density and highdensity planned areas. The proposed drive-through use does not adversely impact the long-range land use designation. A SUP is required for both the drive-through and signage modifications for the restaurant. Proposal s Weaknesses Comprehensive Plan Use Inconsistency The entire property has a long-range land use designation as Suburban Residential Medium (SRM) on the adopted Long-Range Land Use Plan Map. Although this Comprehensive Plan use designation of SRM is inconsistent with the existing planned district land use of B-1 through the master planned PMD zoning, it is part of an existing, approved planned mixed use development. On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. Along with the SUP request for a drive-through facility for the Dunkin Donuts restaurant, this SUP proposal also includes a request for a comprehensive signage package with modifications. Page B-3

14 Attachment B Staff Analysis Sign Modification Request Section of the Zoning Ordinance allows the Board of County Supervisors to approve signage that is not consistent with the sign standards within the Zoning Ordinance as part of a rezoning or SUP request. For this specific proposal, in order to install the additional building façade signs and for the requested modifications with drive-through menu order board, an SUP is required. The new Dunkin Donuts restaurant with drive-through facility deviates from the standard signage provisions of the Zoning Ordinance in regard to the following components: building façade signs quantity and area directional signage height menu order board length and height Pursuant to Section of the Zoning Ordinance and in the context of this subject SUP proposal, the following criteria must be considered in order to grant modifications for signage: a. Nature of Proposed Use Factors such as whether the use is a destination or one that relies more on drive-by visibility should be considered. Dunkin Donuts is a restaurant/consumer-oriented and convenience use that relies heavily on drive-by visibility and accessibility. It needs to have adequate signage to allow the traveling motorist or pedestrian to find and be properly directed into its drive-through facility and restaurant. Given the location of the proposed Dunkin Donuts use as an end unit within multi-tenant retail building and as a part of the commercial/retail service development for Heritage Hunt (Sims Property), such proposed signage is expected and anticipated with such a use and is needed to clearly identify the business and access to those that are navigating along Heathcote Boulevard and Catharpin Road as well as within the retail center itself. This road corridor consists of mixed residential uses adjacent to developing commercial and retail/service-oriented businesses, which will serve the surrounding communities. b. Character of the Existing Area The impact on the visual appearance of adjacent and nearby properties and rights-ofway should be considered. The subject property is located within an area that is zoned PMD, Planned Mixed Use District, which is designated for commercial/retail development, and PMR, Planned Mixed Residential, with mixed residential uses. It is located along a high volume transportation corridor and adjacent to a prominent intersection. Because of the location of the drive-through site as an end unit within a retail building and the surrounding commercial/retail uses, the proposed sign modifications for the Dunkin Donuts will have minimal new impact on the visual appearance of the adjacent and nearby properties and right-of-way. Page B-4

15 Attachment B Staff Analysis c. Unique Situation Whether a unique situation exists, causing a need that is not recurring in nature. The proposed space for the Dunkin Donuts restaurant is an end unit of a proposed multitenant retail building. In this situation and due to its orientation, it may not be as easily identified as a drive-through facility. The proposed signage is coordinated with the architecture of the building that represents the Dunkin Donuts design theme and corporate identity. The Applicant is proposing a comprehensive sign plan, including signage modifications to market and fully implement the Dunkin Donuts brand and identity within an emerging commercial/retail service center. However, staff believes that the permitted signage should be limited to essential/primary signage, which relate directly to the drive-through facility not secondary sign that is not deemed to be critical. More specifically, staff believes that the proposed Dunkin Donuts cup graphic on the side/southern elevation at the drive-through pick up window does not meet the Zoning Ordinance criteria for signage modifications. d. Comprehensive Plan Designation The subject property is designated SRM, Suburban Residential Medium, in the County's Comprehensive Plan. However, it is zoned PMD, Planned Mixed Use District, which is designated in approved master zoning plan for Heritage Hunt as for commercial/retail development. Adjacent properties are mostly designated as SRM, Suburban Residential Medium, to the north and east. Drive-through facilities in connection with fast food and quick convenience retail establishments typically rely on comprehensive signage to meet visibility, directional assistance, and wayfinding needs. The proposed signage is generally representative of the signage for other existing Dunkin Donuts facilities and provides sign elements that serve customer orientation and drive-through circulation. e. Special Visual Obstruction Consider the existence of a special visual obstruction or difficulty in locating the use, making the application of the general provisions of this section too restrictive. No visual obstruction exists for the site. However, the additional signage is appropriate to help better identify the drive-through and restaurant from various vantage points within the commercial/retail center and from the surrounding internal roadways that access the retail center. As previously stated, the proposed signage is typical of other such Dunkin Donuts facilities and provides signage elements for promotional, customer orientation, and onsite circulation needs. f. Highway Corridor Overlay District (HCOD) The property is not located within a Highway Corridor Overlay District. Page B-5

16 Attachment B Staff Analysis Proposal s Strengths Site Layout The SUP site will be situated within a proposed multi-tenant commercial/retail building on a portion of Land Bay 2 in Heritage Hunt. The overall layout, placement of travelways, pad site assemblage of Land Bay 2 was reviewed, approved, and contemplated through PRA #PLN The existing travelways and drive aisles will be utilized. Landscaping for Overall Site A 30-foot landscape area is required along the Heathcote Boulevard frontage as well as additional landscaping within the interior parking and drive aisle areas to Land Bay 2 was previously approved with PRA #PLN All landscaping commitments are remaining intact and no changes are being proposed. Signage Package A comprehensive sign package has been offered by the Applicant and has been conditioned with this SUP. Tenant Space within Building The proposed Dunkin Donuts facility will be located in an end unit tenant space within a commercial/retail strip building. As such, it is providing additional goods and services to support the nature of the center, while providing onsite aesthetic improvements and without the need for additional site disturbance. Signage / Building Elevations Proposed signage and building elevations for the Dunkin Donuts facility have been offered by the Applicant and are conditioned with this SUP. As a part of the new commercial/retail center at Heritage Hunt, a coordinated and cohesive, compatible building design and architectural style has also been proposed and is proffered for the entire development. Proposal s Weaknesses Excessive Secondary Signage Based on the analysis in the above section, most of the relevant criteria have been adequately satisfied to justify the requested signage modifications. However, staff believes that the additional Dunkin Donuts cup graphic on the side/southern elevation and adjacent to the drive-through pick up window is not necessary. All of the other proposed signage is reasonable, in terms of its justification and purpose. Staff can support the proposed signage package, with the exception of the mural-like, cup graphic that measures 117 square feet on the south building façade. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Page B-6

17 Cultural Resources Plan Analysis Attachment B Staff Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. This site has been previously disturbed and is currently under development as Land Bay 2 (Sims Property) of Heritage Hunt. The Historical Commission reviewed this case at its March 8, 2016 meeting and recommended no further work (see Attachment I). The County Archaeologist concurs with this recommendation. 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. Page B-7

18 Attachment B Staff Analysis This site is located in an end unit of a planned retail building on a pad site within the Sims Property (Land Bay 2) of the Heritage Hunt mixed use development. The property has been completely cleared as a result of development and construction activities. There is an existing stormwater management pond to the west of this subject property, which may be reconfigured and modified as the remainder of the site gets developed. WATERSHED: Bull Run TOTAL SITE AREA / ER AREA: 4,237 SF / None TREE SAVE AREA: None UNDISTURBED AREA: None AREA OF DISTURBANCE: 100% of site REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: None With the previously-approved PRA #PLN , a 30-foot landscape area is required along the Heathcote Boulevard frontage as well as additional landscaping within the interior parking and drive aisle areas to Land Bay 2. All previous landscaping commitments are remaining intact and no changes are being proposed. The specific landscape requirements will be addressed as the site continues to develop through the site plan review and approval process. In regard to the $75 per acre Level of Service (LOS) monetary contribution for environment/water quality and stream restoration, it already pertains and will be addressed prior to and as a condition of final site plan approval, as proffered with PRA #PLN Proposal s Strengths Minimal New Site Disturbance Since the SUP site will be located as an end unit within a planned multi-tenant retail building and will include planned drive aisle and sidewalk areas, there is negligible additional disturbance associated with this use. Proposal s Weaknesses None identified. 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-8

19 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 nearest responding fire station is Gainesville Fire & Rescue Station #4. The site is located within the 4.0-minute response area for fire suppression and basic life support, and is within the 8.0 minute response time for advanced life support services. The Gainesville station is located approximately 0.7 miles to the southwest of the SUP site. According to the FY 2014 figures, this station work load capacity was at 62.7 % with four tactical units and 5,014 responses. In regard to Level of Service (LOS) monetary contributions, a fire and rescue monetary contribution $0.35 per square foot of building area (plus monetary escalation) has already been proffered and is being applied as buildings are constructed during the development of Land Bay 2 within Heritage Hunt. Since the proposed use will occupy a specific space within an approved multi-tenant retail building and with no additional building area being proposed, as proffered by REZ #PLN , no additional LOS monetary contributions are being requested by staff. 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 within the 8.0-minute response time for advanced life support services. Station Workload According to the FY 2014 figures, the nearest responding station work load capacity is 62.7%, which is well within capacity. 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 Page B-9

20 Attachment B Staff Analysis reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. The Applicant is strongly encouraged to refer to the Prince William County Police CPTED Manual, Crime Prevention Through Environmental Design: A Guide to Safe environments in Prince William County, Virginia, which can be found at As a part of the developing commercial/retail service uses in Land Bay 2 for Heritage Hunt, the proposed Dunkin Donuts restaurant with drive-through facility and requested signage is likely to not result in an additional demand for service. Proposal s Strengths Site Maintenance The Applicant has been conditioned to take measures to prevent graffiti, and promptly report and remove graffiti from any structures/surfaces on the site. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the development area, and the use of private wells or public water in the rural area. The subject property is within the Development Area of the County and is thereby required to utilize public water to develop. Public water is available from a permitted 16-inch diameter water main located along the western boundary of the parcel. Depending on the final configuration of the on-site water mains, additional water main extensions may be required to provide adequate fire protection or satisfy water quality requirements. The Applicant shall plan, design, and construct all on-site and off-site water utility improvements necessary to develop the subject property in accordance with applicable Service Authority, County and State requirements, standards, and regulations. Page B-10

21 Attachment B Staff Analysis Proposal s Strengths Water Connection & Service As proffered with the previous rezoning and required with the approved site plan, the Owner/Applicant is required to be responsible for all on-site and off-site improvements required to provide the water service demand generated by the development. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sanitary Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The 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 subject property is within the Development Area of the County and is thereby required to utilize public sewer to develop. Public sewer is available from an existing 8-inch diameter sewer main located to the southwest of the subject parcel. The Applicant shall plan, design, and construct all on-site and off-site sanitary sewer utility improvements necessary to develop the subject property and the above listed requirements in accordance with applicable Service Authority, County and State requirements, standards, and regulations. Proposal s Strengths Sewer Connection & Service As proffered with the previous rezoning and required with the approved site plan, the Owner/Applicant is required to be responsible for all on-site and off-site improvements required to provide the sewer service demand generated by the development. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan. Page B-11

22 Transportation Plan Analysis Attachment B Staff Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. This SUP request is for a Dunkin Donuts restaurant with drive-through and associated signage within an end unit of a retail building on a pad site within Land Bay 2 of Heritage Hunt (Sims Property). The site is located on the south side of Heathcote Boulevard, approximately 600 feet southeast of the signalized intersection of Heathcote Boulevard and Catharpin Road. Access to the site will be provided from existing access points along Heathcote Boulevard and from internal travelways in Land Bay 2. There is also a right-in/right-out access configuration on Catharpin Road. There will be no direct access from the restaurant site to Heathcote Boulevard or Catharpin Road. An application for Deferral of Traffic Impact Analysis (TIA) has been approved by the Department of Transportation. The location of the drive-through will minimize any impact on the onsite circulation. The Applicant shows 11 drive-through stacking spaces, which demonstrates the ability of the configuration to accommodate the drive-through use, as per the standard County requirement. A by-pass lane adjacent to the drive-through configuration has also been provided with the layout. The Applicant has shown 43 parking spaces plus one loading space, which is adequate as required by the Design and Construction Standards Manual (DCSM). Proposal s Strengths Site Access Access to the site will be provided from existing access points on Heathcote Boulevard to Land Bay 2, from internal travelways within Land Bay 2, and a right-in/right-out access configuration on Catharpin Road, as shown on the SUP Plan. Prevention for Obstruction of Travelways As conditioned, the Owner/Applicant must ensure that any vehicles associated with the use do not obstruct travelways, sidewalks, fire lanes, drop-off lanes, site access, safety/pedestrian facilities, and adjoining road network as shown on the SUP Plan. Page B-12

23 Attachment B Staff Analysis Drive-Through Stacking Spaces As shown on the SUP Plan, the standard requirement of 11 drive-through stacking spaces are provided, which demonstrates the ability of the proposed configuration to accommodate the drive-through use. The cumulative length/width of the building appears to also have the ability to provide for one additional vehicle in the drive-through queue. Parking Limitation As conditioned, all parking for the use shall utilize the provided spaces or any other parking spaces within the commercial/retail center. There shall be no parking for this site on Heathcote Boulevard or any other adjacent private or public roadway. By-Pass/Escape Lane As shown on the SUP Plan, a by-pass/escape lane is being provided for customers who are in the drive-through lane and then change their mind and need to or desire to exit. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: None identified. 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 Planning Office. Prince William County (PWC) Archaeologist PWC Economic Development PWC Fire Marshal PWC Historical Commission PWC Planning Office Long-Range Planning / Zoning & Proffer Administration PWC Police / Crime Prevention PWC Public Works Watershed / Environmental / Arborist PWC Service Authority PWC Transportation Virginia Department of Transportation (VDOT) Page B-14

25 Attachment C Proposed SUP Conditions Dated June 2, 2016 SUP CONDITIONS Owner/Applicant: Heritage Hunt HT, LLC ( Applicant ) Project Name: Dunkin Heritage Hunt Sims Property Special Use Permit #SUP Prince William County GPIN (portion) ("Site") Special Use Permit Area: ±4,237 SF (±0.097 acres) Land Use Designation: SRM, Suburban Residential Medium Zoning: PMD, Planned Mixed Use District Planned PMD Use: Commercial/Retail Magisterial District: Gainesville Date: June 2, 2016 The following conditions are intended to offset the impacts of the proposal and to render the application consistent with the applicable chapters of the Comprehensive Plan and the surrounding areas. If the conditions of this Special Use Permit or the Special Use Permit Plan are in conflict with the Zoning Ordinance, and/or the Design and Construction Standards Manual (DCSM), the more restrictive standards shall apply, except as specifically allowed by this special use permit. The Owner/Applicant shall file a site plan or site plan amendment to implement the conditions outlined in this approval within one (1) year of approval of this special use permit by the Board of County Supervisors. The Owner/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 with the following plans and the conditions herein: a. Special Use Permit Plan, prepared by Christopher Consultants, Ltd., dated November 11, 2015 and revised through May 4, 2016 ("SUP Plan"). b. Special Use Permit Landscape Plan, prepared by Christopher Consultants, Ltd., dated November 11, 2015 and revised through May 4, 2016 ("Landscape Plan"). 2. Use Parameters a. Use Limitations The use permitted with this special use permit (SUP) shall be limited to a restaurant drive-through lane and one ordering location, as shown on the SUP Plan. b. Hours of Operation The restaurant drive-through operation may have hours of operation for 24 hours per day, seven days per week. c. Outdoor Speakers The drive-through system shall be limited to two speakers for ordering, and such speakers shall not be audible outside of defined SUP Area. Page C-1

26 Attachment C Proposed SUP Conditions Dated June 2, Community Design a. Building Elevations The building façade design theme and exterior style for the subject SUP use shall be in general conformance to the elevations, prepared by J. Mayer Architects, LLC, and dated May 2, The elevations may be subject to minor modification approved by the County in connection with site plan review. Additional changes to the design and materials may be made, provided that any such changes are approved prior to the issuance of a building permit release letter. Such approval shall be based on a determination that the changes result in a building that is of equal or better quality than that shown on the elevations. At least two (2) weeks prior to requesting a building permit release letter from Development Services, the Applicant shall submit building elevations so that it may ensure compatibility of the building with the elevations. b. Permitted Signage All signage shall be in substantial conformance with the signage elevations, prepared by J. Mayer Architects, LLC, and dated May 2, In accordance with Section of the Zoning Ordinance, the Applicant shall be permitted for the signage modifications as proposed. c. Prohibited Signage Notwithstanding what is currently proposed on the signage elevations, as referenced above, the 117 square-foot Typical Dunkin Donuts DD Cup Graphic, as proposed on the side/drive-through elevation (Sheet 2), shall not be permitted with this subject SUP. d. Other Signage Parameters In addition, the following shall apply to signage and related advertisements onsite: i. Banners, pennants, streamers, balloons, figures, and other attention getting devices not permitted by the Zoning Ordinance shall be strictly prohibited. This restriction is not intended to prohibit flags as permitted by the Zoning Ordinance. ii. Directional signage shall be provided as required and/or needed. iii. Parking and signage for handicapped customers shall be provided in accordance with the DCSM and other current standards. iv. Sign permits are required for all signs. Color, scaled renderings of all signage shall be submitted as part of the sign permit approval process. e. Landscaping Landscaping shall be provided generally as shown on the Landscape Plan. All the plantings shall be indigenous and drought-resistant or as otherwise approved at final site plan. Page C-2

27 Attachment C Proposed SUP Conditions Dated June 2, 2016 f. Refuse Storage Area The refuse storage/dumpster enclosure area shall be located in the area as shown on the SUP Plan and shall be screened with similar materials as the building. 4. Lighting No exterior neon or spot lighting shall be permitted. All lighting shall be directed down and/or towards the restaurant and shall not be directed towards the adjacent property lines. 5. Site Maintenance a. Trash Removal The Owner/Applicant is responsible for maintaining the site and shall pick up trash, litter, and debris on a daily basis or as needed. b. Graffiti Removal The Owner/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. 6. Transportation a. Site Access Access to the SUP site will be provided from existing access points on Heathcote Boulevard to Land Bay 2, from internal travelways within Land Bay 2, and a right-in/right-out access configuration on Catharpin Road, as shown on the SUP Plan. b. Obstruction of Travelways The Owner/Applicant shall ensure that all vehicles associated with the use do not obstruct the travelways, sidewalks, pedestrian facilities, fire lanes, site access, and adjoining road network or encroach upon buffer and landscaped areas, as shown on the SUP Plan. c. Parking Limitation All parking for the use shall utilize the provided spaces or any other parking spaces within the commercial/retail center. There shall be no parking for this site on Heathcote Boulevard or any other adjacent private or public roadway. Page C-3

28 Attachment D Illustrative Plan for Land Bay 2 (Sims Property) Page D-1

29 Attachment E SUP Plan Page E-1

30 Attachment E SUP Plan Page E-2

31 Attachment F Applicant Signage Summary Chart Page F-1

32 Attachment G Signage / Building Elevations Page G-1

33 Attachment G Signage / Building Elevations Page G-2

34 Attachment G Signage / Building Elevations Page G-3

35 Attachment G Signage / Building Elevations Page G-4

36 Attachment G Signage / Building Elevations Page G-5

37 Attachment G Signage / Building Elevations Page G-6

38 Attachment G Signage / Building Elevations Page G-7