COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-7615 FAX (703) 792-4401 OFFICE www.pwcgov.org Christopher M. Price, AICP Director of Planning September 23, 2016 TO: FROM: RE: Planning Commission Scott F. Meyer Planning Office Special Use Permit Gainesville Magisterial District I. Background is as follows: A. Request To allow a special use permit (SUP) for a restaurant with a drivethrough facility and associated signage modifications. A new Burger King restaurant with secondary Philly Pretzel tenant, is being proposed to replace an existing Burger King facility across the street. The property is located on the north side of Balls Ford Road on a pad site in front of a Best Western Inn hotel. SUP Proposal: Restaurant with drivethrough and signage modifications Required / Allowed (B-1 zoning) Provided / Proposed with SUP: Burger King restaurant, with drive-through and signage modifications SUP Area N/A SUP Area = ±1.12 acre pad site for new 3,363 SF building space, drive aisle, parking, landscaping, access, and drive-through lane configuration; Entire Parcel = ±5.19 acres FAR 0.40 0.069 proposed Height 45 feet ±22 feet proposed Average Vehicle Daily Trips Freestanding Sign Parking N/A 2 sign per street frontage; 20 feet in height 260 spaces for total property (Best Western hotel + hotel restaurant + hotel meeting room + new Burger King); 34 spaces (for Burger King) 1,668 VDP total (worst-case scenario) for fast-food restaurant with drive-thru window; 153 (AM peak hour) and 110 (PM peak hour) vehicle-trips 1 sign, (not monument-style); 20 feet in height 267 spaces provided in total; 20 existing lost spaces for Burger King; 26 new spaces provided; 14 existing shared parking spaces (through shared agreement)
September 23, 2016 Page 2 SUP Proposal: Restaurant with drivethrough and signage modifications Building Façade Signs Preview / Menu Board Required / Allowed (B-1 zoning) 2 signs per tenant (multi-tenant building on end/corner); 4 signs in total (395.5 SF total area) 3 SF per foot of unit based on width/length of building; 75.5 SF (New Market Ct.); 255.75 SF (Balls Ford Rd. Burger King); 64.24 SF (Balls Ford Rd. Philly Pretzel; 1 preview board; 1 menu board Maximum length of 8 feet; Maximum height of 6 feet Provided / Proposed with SUP: Burger King restaurant with drive-through and signage modifications 5 façade signs; (1 extra with SUP) (318.4 SF total area requested) 1 sign at 36 SF; 1 sign at 188 SF; 1 sign at 36 sf (hotel side/rear) 1 sign at 29.2 SF; 1 sign at 29.2 (building rear) 2 menu boards; 2 preview boards (2 extra with SUP) 7.40 ft. = length of menu board; 4.13 ft. = length of preview board 4.71 ft. = height of menu board and preview board B. Site Location The special use permit (SUP) area encompasses ±1.12 acres on a pad site at the southwestern portion of a ±5.19 acre property. The SUP site is located at the northeast intersection of Balls Ford Road and New Market Court. The property is currently addressed as10820 Balls Ford Road and is identified on County maps as GPIN 7697-25-2644 (portion). C. Comprehensive Plan The site is designated REC, Regional Employment Center, in the Comprehensive Plan. D. Zoning The site is zoned B-1, General Business, and is located within the Data Center Opportunity Overlay District. E. Surrounding Land Uses The SUP site (±1.12 acres) is located on a pad site at the southwestern portion of a ±5.19 acre property that contains a Best Western Inn hotel facility. A motor vehicle fuel station (Shell) with convenience store is located to the east. Across Balls Ford Road to the south is an existing Burger King restaurant (to be replaced with the new proposed facility) and Bob Evans
September 23, 2016 Page 3 restaurant. Drive aisle area and parking associated with the Best Western Inn is located to the north. A drive-through bank facility is located to the west across New Market Court (see Attachment A for maps). F. Background & Context Through this SUP request, a new Burger King restaurant with drive-through facility and associated signage modifications is being proposed on a pad site in front of an existing Best Western Inn. Currently, there is an existing Burger King facility across the street, which is to be replaced with this proposed new facility. The proposed building will contain a Burger King restaurant and a secondary use/tenant space on the eastern side, Philly Pretzel. The Burger King will be equipped with a drive-through facility. A restaurant with drive-through facility and associated signage modifications is permissible with a SUP in the B-1, General Business, zoning district. The uses in the vicinity and in close proximity to Interstate 66 include commercial/service retail uses, automotive-related operations, businesses, hotels, and office developments, can be supported with quick-service eating establishments, such as the proposed Burger King. II. Current Situation is as follows: A. Planning Office Recommendation Staff recommends approval of #SUP2016-00003, Burger King Balls Ford Road, subject to the conditions dated September 23, 2016, for the following reasons: The proposed use is consistent and complementary within this existing commercial/retail service-oriented corridor along this portion of Sudley Road. As conditioned through this SUP, specific use and operational parameters, building and signage elevations, site layout, design details, landscaping, 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 October 5, 2016.
September 23, 2016 Page 4 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 REC 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? 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, subject to the conditions dated September 23, 2016. 1. Comprehensive Plan Consistency Analysis: a. Long-Range Land Use This specific proposal is to construct a new fast food restaurant with drive-through facility and associated signage modifications. Such facilities are permissible in B-1 zoned land through an approved special use permit with appropriate conditions that offset the impacts. Although commercial and service-oriented uses with drive-through facilities are not ideal for implementing the REC, Regional Employment Center, use designation, the proposed use as conditioned is compatible with this portion of the Sudley Road corridor that currently functions as a commercial/retail strip. b. Level of Service (LOS) The LOS impacts related to this subject SUP request would be mitigated by the conditions as follows: Water Quality $75 per acre ±1.12 acres $84.00 Fire & Rescue $0.61 per SF of ±3,363 SF total $2,051.43 building area area (Burger King / Philly Pretzel building) Total $ Provided $2,135.43
September 23, 2016 Page 5 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 verbal or written comments on this proposal and is not aware of any community opposition. 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 Burger King 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 January 3, 2017, 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. 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 unchanged and with a planned land use or REC and existing B-1 zoning, 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. 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 by-right uses permitted through the B-1, General Business, zoning district. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office.
September 23, 2016 Page 6 5. Timing The Planning Commission has until January 3, 2017, 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, subject to the conditions dated September 23, 2016. Staff: Scott F. Meyer, x 6876 Attachments A. Area Maps B. Staff Analysis C. Proposed SUP Conditions D. SUP Plan E. Illustrative Layout Exhibit F. Figure 2: Pedestrian Access Exhibit G. Building Elevations H. Applicant s Signage Request Summary Chart I. Signage Elevations J. Ordering Menu & Drive-Through Signage K. Historical Commission Resolution
Attachment A Maps VICINITY MAP Page A-1
Attachment A Maps AERIAL MAP Page A-2
Attachment A Maps ZONING MAP # Page A-3
Attachment A Maps LONG-RANGE LAND USE MAP Page A-4
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 Best Western Inn hotel; Drive aisle area and associated parking Across Balls Ford Road; Burger King restaurant with drivethrough (to be replaced with the new proposed facility); Bob Evans restaurant Motor vehicle fuel (Shell) station with convenience store Across New Market Court; Drive-through bank facility Zoning REC B-1 REC B-1 REC B-1 REC B-1 Page B-1
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 REC, Regional Employment Center, on the Long-Range Land Use Map within the Comprehensive Plan. The following table summarizes the uses and densities intended within the REC designation. Long-Range Land Use Map Designation Regional Employment Center (REC) Intended Uses and Densities The purpose of the Regional Employment Center classification is to provide for areas located close to and/or with good access from an interstate highway where intensive regional employment uses are to be located. REC projects should be planned and developed in a comprehensive, coordinated manner. Primary uses in the REC are mid-rise and/or high-rise office (including government offices particularly those for Prince William County agencies), research and development facilities, lodging, and mixed-use projects. Residential uses shall represent no greater than 25 percent of the total REC gross floor area of the project. Drive-in/drive-through uses are discouraged. Shared/structured parking is encouraged. The acceptable housing type within any mixed-use REC project is multifamily, at a density of 16-30 dwelling units per gross acre, less the ER designated portion of a property. Development in REC projects shall occur according to an infrastructure implementation plan submitted at the time of rezoning. The intent of this plan is to ensure that critical infrastructure for office, employment and lodging uses is developed adequately for each phase of the project. Development shall also occur according to a phasing plan that must ensure that office, employment, and lodging uses are always the primary uses within the area rezoned. Office development in REC areas is encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a supplement to the Community Design Plan chapter of the Comprehensive Plan and available from the Planning Office. A minimum office building height of 4-6 stories is preferred. Page B-2
Attachment B Staff Analysis Proposal s Strengths Use Compatibility in Area Context The proposed Burger King with drive-through facility and associated signage modifications is compatible among other existing uses within this commercial and retail service-oriented corridor. Within the context of the area, such fast food restaurants with drive-through facilities can serve as supporting uses for the other commercial/retail uses, businesses, lodging facilities, and with accessibility to Interstate 66. The SUP conditions mitigate the impacts of the use through a specific site/tenant layout, landscaping, design details (building and signage), hours of operation, and other use parameters. Proposal s Weaknesses Zoning / Planned Land Use Inconsistency The B-1, General Business, zoning district does not implement the REC, Regional Employment Center, land use designation. Also, drive-in/drive-through uses are discouraged. However, this new Burger King facility is replacing and upgrading an existing facility across the street in an area that already functions as a commercial and retail service corridor to support other uses. 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 Burger King restaurant, this SUP proposal also includes a request for a comprehensive signage package with modifications. Page B-3
Attachment B Staff Analysis Sign Modification Request Section 32-250.23 of the Zoning Ordinance allows the Board of County Supervisors to approve signage that is not consistent with the sign standards within the Zoning Ordinance as part of a rezoning or special use permit (SUP) request. For this subject SUP request, a total of five (5) façade signs are proposed between the primary Burger King use and the secondary Philly Pretzel use. Four (4) façade signs are allowed by right. Also, since the facility utilizes a dual drive-through system, one (1) additional menu preview and one (1) menu board signage is requested. Finally, a modification is being requested to the positioning required in Section 32-250.22 (3) to allow three façade signs to extend above the main roof line. In summary, the new Burger King restaurant and secondary Philly Pretzel tenant space with drive-through facility deviates from the standard signage provisions of the Zoning Ordinance in regard to the following components: building façade signs quantity menu preview board quantity menu order board quantity Pursuant to Section 32-250.23 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. Burger King 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 Burger King use within a building that will also be shared with a secondary Philly Pretzel use, 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 Balls Ford Road and New Market Court, as well as within the vicinity of the Best Western hotel. b. Character of the Existing Area The impact on the visual appearance of adjacent and nearby properties and rights-ofway should be considered. Due the orientation of the site, the new Burger King use will share a portion of the parking with the hotel as well as the drive aisle and access drive. Located off of Sudley Road, this corridor consists of mixed commercial, retail/service-oriented businesses, hotels, and office uses. Because of the location of the drive-through site as an end unit and being located behind a gas station and with one façade facing the front of the Best Page B-4
Attachment B Staff Analysis Western hotel, the proposed sign modifications for the Burger King and Philly Pretzel will have minimal new impact on the visual appearance of the adjacent and nearby properties and right-of-way. c. Unique Situation Whether a unique situation exists, causing a need that is not recurring in nature. The proposed space for the Burger King restaurant is an end unit of a proposed multitenant 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 new Burger King design theme and corporate identity. The Applicant is proposing a comprehensive sign plan, including signage modifications to market and fully implement the updated Burger King brand and identity within a mixed commercial/retail service and lodging center. d. Comprehensive Plan Designation The site is designated REC, Regional Employment Center, according to the Comprehensive Plan long-range land use map. The REC designation is to provide for areas located close to and/or with good access from an interstate highway where intensive regional employment uses are to be located. REC projects should be planned and developed in a comprehensive, coordinated manner. Drive-in/drive-through uses are discouraged. But, shared/structured parking is encouraged. This area already serves as commercial and retail/service-oriented corridor, which is among other lodging and supportive uses. Adjacent properties are all designated as REC. 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 Burger King facilities and provides sign elements that serve customer orientation and drivethrough 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. There is a partial visual obstruction exists for the site, since the Burger King will located on pad site behind an existing gas station and with one side facing a hotel. 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 site and adjacent hotel use. As previously stated, the proposed signage is typical of other such Burger King 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
Attachment B Staff Analysis Proposal s Strengths Landscaping for SUP Site As conditioned through this SUP, enhanced landscaping will be provided for the parking lot interior, overall site tree cover, and landscape strip along the public road frontage for Balls Ford Road and New Market Court. As proposed on the SUP Plan, the landscaping to be installed exceeds the minimal requirements. Signage Package A comprehensive sign package has been offered by the Applicant and has been conditioned with this SUP. Signage / Building Elevations Proposed signage and building elevations for the Burger King and secondary Philly Pretzel facility have been offered by the Applicant and are conditioned with this SUP. Design Quality / Aesthetics The Applicant is proposing an updated design theme for the new Burger King facility through a coordinated and cohesive, compatible building design and architectural style. Attention has been taken to propose an aesthetically-pleasing overall appearance/theme with enhanced landscaping and minimal deviations from the signage performance standards. Pedestrian Connection Improvements Sidewalks currently exist along Balls Ford Road and New Market Court, which will remain in place with this development. In order to facilitate and encourage onsite pedestrian circulation between the proposed Burger King and the existing hotel, a north-south crosswalk feature is being proposed to connect from the hotel entrance area across the drive-through lane to the sidewalk along Balls Ford Road. Proposal s Weaknesses Utility Infrastructure & Easements There are existing overhead NOVEC power transmission lines, power easements, stormwater easements, sanitary sewer, and water easements along the Balls Ford Road frontage. These components have all presented various degrees of challenges and limitations in terms of onsite landscaping aesthetics and thus with the overall site layout. Site Constraints Due to the ±1.12 acre pad site s orientation and on a corner with two public streets, access configuration, and with adjacent parking and drive aisle areas, these factors have created layout limitations within a constrained area. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Page B-6
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. The subject SUP site is an undeveloped, grass turf pad site that has been previously disturbed and is adjacent to a Best Western hotel. The proposed Burger King s height will not affect viewsheds of the Civil War battles of Manassas. No cultural resource studies are recommended. The Historical Commission reviewed this case at its October 13, 2015 meeting and recommended no further work (see Attachment K). The County Archaeologist concurs. 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
Attachment B Staff Analysis The SUP site is a cleared, grass pad site within an existing commercial site containing a Best Western Inn hotel. There are two mature trees onsite (scarlet oaks), which are in good health. The frontage of the site is on Balls Ford Road and has numerous existing utilities and associated easements, which create some obstacles for overall site design. Proposal s Strengths Water Quality Monetary Contribution The standard monetary contribution of $75 per acre (±1.12 acres) for stream restoration, drainage improvements, and/or water quality monitoring has been conditioned. Pervious Pavement As indicated on the SUP Plan and as conditioned, there are several areas of pervious pavement being proposed onsite that will offer opportunities for stormwater runoff infiltration, while minimizing the full impacts of impervious area. Onsite Bio-Retention As indicated on the SUP Plan and as conditioned, techniques bioretention are being implemented to help manage onsite stormwater runoff and provide underground treatment. Proposal s Weaknesses Tree Removal Although the two existing scarlet oak trees are mature and in good health, they are not being saved with the new Burger King development. This is due to space needed to accommodate the dual lane drive-through configuration. 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 Stonewall Jackson Fire & Rescue Station #11. 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 Stonewall Jackson station is located approximately 1.2 miles to the southeast of the SUP site. According to the FY Page B-8
Attachment B Staff Analysis 2014 figures, this station work load capacity was at 98.7 % with four tactical units and 7,893 responses. Proposal s Strengths Monetary Contribution As conditioned, the Applicant shall make a $0.61 per square foot of new building area (±3,363 SF in total) monetary contribution for fire and rescue services. 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 98.7%, which is still 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 reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. At this time, the Police Department does not believe this application will create a significant impact on Police calls for service. The Applicant is 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 the following: http://www.pwcgov.org/government/dept/police/pages/cpted.aspx. Page B-9
Attachment B Staff Analysis We encourage the developer/applicant to pay particular attention to the following sections: Lighting and Landscaping, page 24 Business Watch, page 25 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. Onsite Security Measures As conditioned with the SUP, the Applicant shall monitor and maintain onsite security by utilizing, to varying degrees, interior and/or exterior mounted surveillance cameras, an alarm system, onsite lighting, or other methods, as needed. 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 existing 8-inch and 16-inch water mains located onsite. Depending on the final configuration of the onsite 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 onsite and offsite water utility improvements necessary to develop the subject property in accordance with applicable Service Authority, County and State requirements, standards, and regulations. Proposal s Strengths Water Connection & Service As conditioned, the Applicant/Owner is required to be responsible for all on-site and off-site improvements required to provide the water service demand generated by the development. Page B-10
Attachment B Staff Analysis 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 gravity sewer main located along the southern boundary of the subject site. The Applicant shall plan, design, and construct all onsite and offsite 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 conditioned, the Applicant/Owner 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. 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. Page B-11
Attachment B Staff Analysis The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. The daily level of service (LOS) represents the relationship of the daily volume on a roadway to the capacity of that roadway. The following table provides information concerning the most current AAWDT (weekday daily volumes) and LOS of roadways important to this development: Roadway Name Number of Lanes 2014 VDOT Count 2010 Daily LOS Sudley Road 6 53,000 vpd D (south of Balls Ford Road) E (north of Balls Ford Road) Balls Ford Road 4 24,000 vpd E A Traffic Impact Analysis (TIA) was required for this application submission as the proposed use would generate enough trips (per the DCSM) to require a TIA. The total parking needs for the proposed use will be satisfied through a shared parking agreement between the Best Western hotel and Burger King/Philly Pretzel. As proposed, there are 14 existing parking spaces to the north of the SUP site that will be utilized for the shared parking needs of the new Burger King/Philly Pretzel and the existing hotel. A signed, mutuallyagreed shared parking agreement with recorded easement between the two parties will be required. The Applicant is also requesting a waiver for the required loading space. The Applicant notes that deliveries occur outside of normal business hours in the early hours of the morning when impact to the facility will be minimal to non-existent. For this to occur, a waiver will be required from the Department of Transportation. The primary access to the Burger King site will be from a service drive aisle to the north of site to be accessed off of New Market Court, which has a full access, signalized intersection with Balls Ford Road. The circulation pattern for the dual lane drive-through configuration will be in counter-clockwise direction in order to better facilitate conflicting movements with the limited right-in/right-out access configuration along westbound Ball Ford Road. Proposal s Strengths Site Access Access to the site will be provided through a full access configuration off of New Market Court and shared site right-in/right-out access configuration off of Balls Ford Road, as shown on the SUP Plan. The onsite circulation for the dual drive-through lanes will be in a counter-clockwise direction with directional arrows and access limitations to facilitate an efficient/functional layout. Page B-12
Attachment B Staff Analysis 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. 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 dual lane configuration to accommodate the drive-through use. 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 use on Balls Ford Road or New Market Court. 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
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 Office 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
Attachment C Proposed SUP Conditions Dated September 23, 2016 SPECIAL USE PERMIT CONDITIONS Applicant/Owner: Potomac Food Company III, Inc. ( Applicant ) Project Name: Burger King Balls Ford Road Special Use Permit #SUP2016-00003 Prince William County GPIN 7697-25-2644 (portion) ("Site") Special Use Permit Area: ±1.12 acres Land Use Designation: REC, Regional Employment Center Zoning: B-1, General Business Magisterial District: Gainesville Date: September 23, 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 Applicant/Owner shall file a site plan 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 layout sheets/exhibits contained within the following: Special Use Permit Plan, containing Sheets 1 to 6, prepared by Hoggard-Eure Associates, P.C., dated September 2, 2016 ("SUP Plan"). 2. Use Parameters a. Use Limitations The use permitted with this special use permit (SUP) shall be limited to a restaurant with dual drive-through lanes and two ordering locations, 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
Attachment C Proposed SUP Conditions Dated September 23, 2016 d. Existing Burger King Closure & Signage Removal In connection with this SUP, the Applicant shall remove all Burger King signage (excluding any essential structural features) from the existing Burger King restaurant located on the south side of Balls Ford Road (GPIN 7697-24-3690) within thirty (30) days after the issuance of a certificate of occupancy for the new Burger King facility to be developed on the subject property (GPIN 7697-25-2644, portion). Photographs of signage removal and other appropriate documentation shall be provided to the Zoning Administrator or designee within the said 30-day time period to indicate compliance. 3. Community Design a. Building Elevations The building façade design theme and exterior style for the subject SUP use shall be in substantial conformance to the elevation drawings, entitled Burger King & Philly Pretzel Restaurant prepared by Arie Kohn Architects, PC, and revised through December 15, 2015. 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/Owner shall submit building elevations so that it may ensure compatibility of the building with the elevations. b. Signage All signage shall be in substantial conformance with the signage elevations, as prepared by NW Sign Industries, Inc., and dated February 18, 2016. In accordance with Section 32-250.23 of the Zoning Ordinance, the Applicant/Owner shall be permitted the signage modifications as proposed. c. Freestanding Signage Limitation & Design Through this SUP, the site shall be limited to no more than one (1) freestanding sign at a maximum finished height not to exceed 20 feet. Such freestanding sign shall be designed as generally depicted in the elevation entitled Pylon Sign 2020 Premium Image and dated January 27, 2010, as prepared by NW Sign Industries, Inc., and in the general location depicted on the SUP Plan. Said sign shall meet all current standards of the Zoning Ordinance as to the sign definition, sign area, height, and setback. The Applicant/Owner shall install landscaping around the base of the sign feature, to include a mix of shrubs, grasses and perennials. Page C-2
Attachment C Proposed SUP Conditions Dated September 23, 2016 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 in substantial conformance as shown on the Landscape Plan (Sheet 5 of 6) of the SUP Plan. All plantings shall be indigenous and drought-resistant, or as otherwise approved at final site plan. Minor modifications shall be permitted at the time of site plan review based on final engineering and design requirements. Final landscaping selections and plantings shall be reviewed/approved in coordination with the Watershed Management Branch of the Prince William County Department of Public Works prior to final site plan approval. f. Refuse Storage Area In the event that a separate refuse storage/dumpster enclosure area is needed for the SUP use, it shall be screened with similar materials and compatible design theme as the building. 4. Water Quality Monitoring/Stream Restoration The Applicant/Owner shall contribute $75.00 per acre (±1.12 acres) to the Prince William Board of County Supervisors prior to and as a condition of issuance of the final site plan approval for the County to conduct water quality monitoring, drainage improvement projects, and/or stream restoration. 5. Fire and Rescue The Applicant/Owner shall make a $0.61 per square foot (SF) of new building area (±3,363 SF) monetary contribution for fire and rescue services to the Prince William Board of County Supervisors prior to and as a condition of issuance of the final site plan approval. 6. 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. Page C-3
7. Property Maintenance & Security Attachment C Proposed SUP Conditions Dated September 23, 2016 a. Site Maintenance The Applicant/Owner shall maintain the site and shall pick up trash, litter, and debris on a daily basis. b. Graffiti Removal & Reporting The Applicant/Owner 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 32-250.21, et. seq., of the Zoning Ordinance. Any graffiti shall be reported to the Prince William County Police Department before removal. c. Security Measures The Applicant/Owner shall monitor and maintain onsite security. Said measures may include, but shall not be limited to, interior and/or exterior mounted surveillance cameras, an alarm system, onsite lighting, or other methods, as needed. 8. Transportation a. Site Access Access to the SUP site will be provided through a full access configuration off of New Market Court and shared site right-in/right-out access configuration off of Balls Ford Road, as shown on the SUP Plan. The onsite circulation for the dual drive-through lanes will be in a counter-clockwise direction with directional arrows and access limitations to facility an efficient/functional layout. b. Obstruction of Travelways The Applicant/Owner 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. Shared Parking Agreement Prior to final site plan approval, Applicant/Owner shall provide an approved and executed shared parking agreement, with accompanying easement exhibit, between all affected parties. Such agreement and evidence of approval shall be provided to the County as a condition of issuance of the final site plan approval. d. Parking Limitation All parking for the use shall utilize the provided spaces or any other parking spaces in association with the SUP use. There shall be no parking for this use on Balls Ford Road or New Market Court. Page C-4
Attachment C Proposed SUP Conditions Dated September 23, 2016 e. Pedestrian Connection/Access Improvements In order to facilitate and encourage onsite pedestrian circulation between the proposed Burger King restaurant with drive-through-facility and the existing hotel, a north-south crosswalk feature shall be installed to connect the hotel entrance area across the drive-through lane to the sidewalk along Balls Ford Road. Such new pedestrian connection feature shall be in substantial conformance with the alignment as provided in Figure 2: Pedestrian Access Exhibit, as prepared by Hoggard-Eure Associates, P.C. 9. Connection to Public Water & Sewer The site shall be connected to public water and sewer, with the Applicant/Owner bearing all costs associated with providing all on-site and off-site facilities and/or needed improvements to make such connection and maintain service. 10. Monetary Escalator In the event the monetary contributions set forth in the development conditions are paid to the Prince William Board of County Supervisors within eighteen (18) months of the approval of this special use permit, as applied for by the Applicant, said contributions shall be in the amounts stated herein. Any monetary contributions set forth in the development conditions which are paid after eighteen (18) months following the approval of this special use permit shall be adjusted in accordance with the Urban Consumer Price Index ( CPI-U ) published by the United States Department of Labor such that, at the time the contributions are paid, they shall be adjusted by the percentage change in the CPI-U from the date eighteen (18) months after the approval of this special use permit to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, noncompounded. Page C-5
Attachment D SUP Plan Page D-1
Attachment D SUP Plan Page D-2
Attachment D SUP Plan Page D-3
Attachment D SUP Plan Page D-4
Attachment D SUP Plan Page D-5
Attachment E Illustrative Layout Exhibit Page E-1
Attachment F Figure 2: Pedestrian Access Exhibit Page F-1
Attachment G Building Elevations Page G-1
Attachment H Applicant s Signage Request Summary Chart Page H-1
Attachment I Signage Elevations Page I-1
Attachment I Signage Elevations Page I-2
Attachment I Signage Elevations Page I-3
Attachment I Signage Elevations Page I-4
Attachment I Signage Elevations Page I-5
Attachment I Signage Elevations Page I-6
Attachment J Ordering Menu & Drive-Through Signage Page J-1
Attachment J Ordering Menu & Drive-Through Signage Page J-2
Attachment J Ordering Menu & Drive-Through Signage Page J-3
Attachment J Ordering Menu & Drive-Through Signage Page J-4
Attachment J Ordering Menu & Drive-Through Signage Page J-5