COUNTY OF PRINCE WILLIAMeservice.pwcgov.org/planning/documents/pln2011-00110.pdf · 2014. 12....

COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING

(703) 792-6830 Metro 631-1703, Ext. 6830 FAX (703) 792-4401 OFFICE

Internet www.pwcgov.org

Christopher M. Price, AICP Director of Planning December 5, 2014

STAFF REPORT

Special Use Permit #PLN2011-00110, Heritage Hunt-Sims Property

(Gainesville Magisterial District)

Planning Commission Public Hearing Date: December 17, 2014

Staff Recommendation: Approval

I. Background is as follows:

A. Request – This is a request for a special use permit (SUP) to allow a motor

vehicle fuel station and retail with quick service food store.

Uses/Features Zoning PMD B-1 with Proposed SUP

Freestanding

Retail/Retail Service Permitted by-right

Pumps SUP - Up to 3 islands with 12 fueling positions

Canopy SUP - +/- 3,500 sq. ft.

B. Location – The SUP site is located 900 ft. southeast of Catharpin Rd. and

Heathcote Blvd (see maps in Attachment A). The SUP site is identified on

County maps as GPIN 7397-68-5771.

C. Comprehensive Plan – The site is shown as SRM, Suburban Residential Medium,

on the Comprehensive Plan Map; however, this area is zoned PMD (Planned

Mixed Use District), with an underlying zoning of B-1.

D. Zoning/Acreage – The +/- 1.13 acre site is zoned PMD, Planned Mixed Use

District. The site is also part of the Airport Safety Overlay District.

An Equal Opportunity Employer

http://www.pwcgov.org/

SUP #PLN2011-00110, Heritage Hunt-Sims Property Motor Vehicle Fuel Sales

December 1, 2014

E. Surrounding Land Uses – The subject site is surrounded by vacant land which is

part of Sims Property to the north, zoned PMD and planned SRM. The land to the

west is vacant land, is part of the Sims Property, and is zoned PMD and is planned

SRM. To the south are townhomes, zoned PMD and planned SRM. To the east

across Heathcote Boulevard are single family detached dwellings which are zoned

PMR and PMD and planned SRM.

II. Current Situation is as follows:

A. Planning Office Recommendation - The Planning Office recommends approval of

SUP #PLN2011-00110, Heritage Hunt-Sims Property. See Attachment B for the

staff analysis based on the following reasons:

The proposal is consistent with the anticipated B-1 land uses for Landbay

2 of the approved Heritage Hunt PMD;

Architectural elevations and an SUP Plan have been conditioned to ensure

quality design and safe and efficient functioning of the site.

B. Planning Commission Public Hearing - A public hearing has been advertised for

December 17, 2014 before the Planning Commission.

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 REC designation?

2. Level of Service (LOS) - How does the proposal address the Policy Guide

for Monetary Contributions?

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 SUP #PLN2011-00110, Heritage Hunt-Sims Property,

subject to the conditions dated October 20, 2014, found in Attachment C.

1. Comprehensive Plan


December 1, 2014

a) Long-Range Land Use – The proposed use is consistent with the

previously approved PMD/B-1 Zoning designation. The applicant

has provided a SUP plan with associated architectural elevations as

part of the conditions that ensure quality design and compliance

with County Ordinances.

b) LOS – Approval, as conditioned, would result in a fire and rescue

monetary contribution of $0.61 per square foot of building and

canopy area.

2. Community Input - The application has been transmitted to adjacent

property owners within 200 feet. As of the date of this report, the

Planning Office has not received any input from the community.

3. Other Jurisdictional Comments - The site is within the required

notification area for the Town of Haymarket. The Town has been notified

but has not commented.

4. Legal Uses of the Property - Those uses allowed in the PMD zoning

district would be permitted as proffered. Legal issues resulting from

Planning Commission action are appropriately addressed by the County

Attorney’s office.

5. Timing - The Planning Commission has until March 17, 2015, 90 days

from the first public hearing date, to take action on this proposal.

Approval of the SUP would meet the 90-day requirement.

B. Recommend denial of SUP #PLN2011-00110, Heritage Hunt – Sims Property.

1. Comprehensive Plan: If the application is denied, the zoning classification

would remain PMD with an underlying B-1 designation, as proffered. The

by-right uses in the B-1 district adequately allow for uses consistent with

the PMD zoning designation. Denial would not have any impact on the

existing level of service.

2. Community Input - Notice of the application has been transmitted to

adjacent property owners within 200 feet. As of the date of this report, the

Planning Office has not received any input from the community.

3. Other Jurisdictional Comments – The site is within the required

notification area for the Town of Haymarket. The Town has been notified

but has not commented.

4. Legal Uses of the Property - The SUP site could be developed with uses

permitted in the PMD zoning district, as currently proffered. Legal issues

resulting from Planning Commission action are appropriately addressed by

the County Attorney’s office.


December 1, 2014

5. Timing - The Planning Commission has until March 17, 2015, 90 days

from the first public hearing date, to take action on this proposal. Denial

of the SUP would meet the 90-day requirement.

V. Recommendation is that the Planning Commission accept Alternative A and recommend

approval of SUP #PLN2011-00110, Heritage Hunt-Sims Property subject to the

conditions dated October 20, 2014.

Staff: Brian R. Wilson, AICP x7359

Attachments

A. Area Maps

B. Staff Analysis

C. Proposed Conditions

D. SUP plan

E. Landscape Plan

F. Architectural Elevations

G. Pedestrian Movement Exhibit

H. Sims Property Land bay 2 Illustrative Plan

Attachment A – Maps

VICINITY MAP

SUP #PLN2011-00110, Heritage Hunt-Sims Property

Page A-1


AERIAL MAP


Page A-2


ZONING MAP

SUP # PLN2011-00110, Heritage Hunt-Sims Property

Page A-3


LONG-RANGE LAND USE MAP

SUP # PLN2011-00110, Heritage Hunt-Sims Property

Page A-4

Attachment B

Staff Analysis


Page B-1

Part I. Summary of Comprehensive Plan Consistency

Staff Recommendation: Approval

The following is a summary of staff’s analysis of this special use permit request. This analysis is

based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete

analysis is provided in Part II of this report.

Plan Consistency Reasons

Long-Range Land

Use

Yes The proposed use is consistent with the previously approved use of this

portion of Landbay 2 in the Heritage Hunt PMD.

Community Design Yes The applicant has situated the building in a manner so that only one

side of the building has pavement next to it. In addition, the applicant

has conditioned quality façade materials.

Cultural Resources Yes The current project area has already been graded and has no

archaeological potential. No archaeological studies are warranted.

Environment Yes The applicant has provided landscaping that meets the terms ordinance

and further screens the rear of the retail building from the homes on the

opposite side of Specialized Trail.

Fire and Rescue Yes The site is within the recommended response times and the nearest

station is serving within capacity. The applicant has conditioned the

recommended proffer amount for a non-residential development.

Police Yes As conditioned, graffiti will be reported and removed.

Public Water Yes The applicant will design and construct all on-site and off-site public water

facilities.

Public Sewer Yes The applicant will design and construct all on-site and off-site public

sewer facilities.

Transportation Yes The applicant has provided adequate parking, conditioned appropriate

delivery times and is currently designing an approved traffic signal for

Heathcote and Specialized Trail intersection to ensure safe traffic

movement.

Attachment B

Staff Analysis


Page B-2

Part II. Comprehensive Plan Consistency Analysis

The following table summarizes the area characteristics (see maps in Attachment A):

Direction Land Use Long Range Future Land

Use Map Designation

Zoning

North

Vacant land (part of Heritage

Hunt – Sims)

SRM PMD

South

Vacant land site planned for

multi-family dwellings

SRM PMD

East

Across Heathcote Blvd-

single-family detached

dwellings

SRM

PMR & PMD

West

Vacant land (part of Heritage

Hunt – Sims)

SRM PMD

Long-Range Land Use Plan Analysis

Through wise land use planning, the County ensures that landowners are provided a reasonable use

of their land while the County is able to judiciously use its resources to provide the services for

residents and employers’ needs. The Long Range Land Use Plan sets out policies and action

strategies that further the County’s goal of concentrating population, jobs, and infrastructure within

vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the

Long Range Land Use Map, the plan includes smart growth principles that promote a countywide

pattern of land use that encourages fiscally sound development and achieves a high-quality living

environment; promotes distinct centers of commerce and centers of community; complements and

respects our cultural and natural resources, and preserves historic landscapes and site-specific

cultural resources; provides adequate recreational, park, open space and trail amenities that

contribute to a high quality of life for county residents; and revitalizes, protects, and preserves

existing neighborhoods.

This site is located within the development area of the County and is classified SRM, Suburban

Residential Medium, but is part of the previously approved Heritage Hunt PMD which anticipates

B-1 uses for this landbay. The following table summarizes the uses and densities intended within

the SRM designation.

Attachment B

Staff Analysis


Page B-3

Long-Range Land Use

Plan Classification

Land Uses Intended

Suburban Residential

Medium (SRM)

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,

Environmental Resource-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.

The site is located 900 ft. southeast of Catharpin Road and Heathcote Boulevard The subject

SUP area is +/-1.13 acres. This property is zoned PMD, Planned Mixed Use District.

This is a request to allow a motor vehicle fuel station with quick service food store. The SUP

plan depicts a fueling station containing three pump islands with a maximum of 12 fueling

positions under a canopy, as well as a by-right quick service food store.

Proposal’s Strengths

Use - The proposed use is permitted as a special use in the B-1 zoning district, which is the

guiding use district for Landbay 2 of the PMD. The applicant has provided a condition to

ensure substantial compliance with the special permit plan entitled “Sims Property Landbay 2

SUP #PLN2011-00110” dated October 20, 2014. The proposed uses and layout is consistent

with the anticipated development for this Landbay.

Proposal’s Weaknesses

None Identified

On balance, this application is found to be consistent with the relevant components of the Long-

Range Land Use Plan.

Attachment B

Staff Analysis


Page B-4

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. The plan also includes Illustrative Gateway/Corridor

Design Guidelines that recommend streetscaping elements (architecture, landscaping, signage,

lighting, street furnishings, and pedestrian connections) to be incorporated into projects within the

five gateways and corridors.

Section 15.2-2283 of the Code of Virginia states that Zoning Ordinances shall be designed to give

reasonable consideration to the purpose of facilitating creation of a convenient, attractive, and

harmonious community.


Building Location - The building is sited directly adjacent to Heathcote Boulevard and

Specialized Trail without intervening pavement which is encouraged in the Plan and helps

define the space better.

Architecture - The applicant has conditioned building elevations that offer four-sided

architecture and quality materials. As proposed, brick and stone are the primary façade

materials. A parapet wall has been provided on the roof top to ensure mechanical equipment is

screened from view.


Sidewalk – The applicant does not show a sidewalk along Specialized Trail. A sidewalk is

required and necessary to provide internal pedestrian connectivity. The applicant provided

denser vegetation in lieu of providing a sidewalk.

On balance, this application is found to be consistent with the relevant components of the

Community Design Plan.

Cultural Resources Plan Analysis

The term “cultural resources” refers to the important architectural and/or archaeological features

that may be on a site, either from the period of recorded history (historic period) or prior to that

time (prehistoric period). The Cultural Resources Plan recommends that professional architectural

historians and/or professional archaeologists study properties containing cultural resources or

highly suspected of containing such resources. These professionals conduct Phase I, Phase II, and

Attachment B

Staff Analysis


Page B-5

Phase III levels of research/investigation, depending on the significance of the architectural or

archaeological features, and provide recommendations on how important resources should be

managed.

Phase I studies are generally required at submission of rezoning and special use permit applications

for significant prehistoric/historic sites and cemeteries and for sites within historic resource

management overlays. Phase II and III studies may also be required. Records research is required

of all applicants for rezoning, special use permit, comprehensive pan amendment, and public

facilities review applications.

The current project area has already been graded and has no archaeological potential. No

archaeological studies are warranted.


The Historical Commission reviewed this application at their October 12, 2010 meeting and

determined that no further work is necessary.


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.

This SUP site contains no designated ER (Environmental Resource) area or resource protection area

(RPA). The site has been fully graded and cleared. This site is located in Subwatershed #150,

which flows into a tributary of Little Bull Run in the Bull Run watershed.


Attachment B

Staff Analysis


Page B-6

The applicant has worked with the arborist to provide additional landscaping treatments along

the rear of the retail building to better screen the use from the townhomes that face this

elevation and are located on the opposite side of Specializaed Trail.


None identified.


Environment Plan.

Fire and Rescue Plan Analysis

Quality fire and rescue services provide a measure of security and safety that both residents and

businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and

action strategies that further the County’s goal of protecting lives, property, and the environment

through timely, professional, humanitarian services essential to the health, safety, and well-being of

the community. The plan includes recommendations relating to siting criteria, appropriate levels of

service, and land use compatibility for fire and rescue facilities. The plan also includes

recommendations to supplement response time and reduce risk of injury or death to County

residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR)

training, automatic external defibrillators (AED), and encourage installation of additional fire

protection systems—such as sprinklers, smoke detectors, and other architectural modifications.

The site is closest to the Gainesville Fire and Rescue Station (#4). It is estimated that the response

time for the site would be within the recommended 4.0-minute response time for fire suppression

and basic life support. It is estimated that the response time for this site would within the

recommended 8.0-minute response time for advanced life support.


4.0 Minute Response Time – The site is within the recommended response times for fire

suppression, basic life support and advanced life support.

Level of Service – As conditioned, the applicant shall contribute $0.61 per square foot of

building and canopy area for fire and rescue purposes which is in accordance with the

guidelines.


None identified.

On balance, this application is found to be consistent with the relevant components of the Fire and

Rescue Plan.

Attachment B

Staff Analysis


Page B-7

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.


Safety and Security Measures - The Police Department has recommended the safety and

security measures that should be incorporated into the design of the site.

Graffiti - The applicant will notify the Police Department if their property is marked with

graffiti and will remove it promptly thereafter as conditioned.


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 property is within the Prince William County Service Authority service area, and public water

service exists but requires construction of off-site facilities. Additional water main construction

may be required in order to provide fire protection, hydrant coverage, and fire flows.

Attachment B

Staff Analysis


Page B-8


Water Connection - The site will be developed using public water with the applicant responsible

for all associated costs.


None identified.

On balance, this application is found to be consistent with the relevant components of the Potable

Water Plan.

Sanitary Sewer Plan Analysis

Appropriate wastewater and sanitary facilities provide needed public health and environmental

protections. The Sewer Plan sets out policies and action strategies that further the County’s goal of

providing an economically and environmentally sound sanitary and stormwater sewer system. The

plan includes recommendations relating to system expansion, required connections to public sewer

in the Development Area, and the use of either private or public sewer systems in locations

classified as Semi-Rural Residential (SRR), as well as the rural area.

The property is within the Prince William County Service Authority area, and public sewer

currently serves the site but requires construction of off-site facilities to modify services for the

proposed use.


Sewer Connection - The site will be developed using public sewer with the applicant

responsible for all associated costs.


None identified.

On balance, this application is found to be consistent with the relevant components of the 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

Attachment B

Staff Analysis


Page B-9

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.

Access to the site is proposed from a private roadway to the west of the property that connects to

Specialized Trail across from Cannondale Way.

A sidewalk is not shown on Specialized Trail on the SUP. The Applicant notes that a pedestrian

network was approved as part of the rezoning (REZ #PLN2009-00177) associated with the site,

which only includes a sidewalk along the eastern side of Specialized Trail. Because of this, the

additional area would be available for landscaping along the west side, adjacent to the proposed

gas/convenience store. The Applicant notes that they will submit a waiver if necessary to maintain

the additional area for landscaping. The applicant has provided a pedestrian circulation exhibit.

Transportation staff does not agree with the omission of the sidewalk, therefore a condition has

been added to address Transportation Department concerns.


Traffic Signal – A traffic signal is proffered with Heritage Hunt – Sims Property at the

intersection of Specialized Trail and Heathcote Boulevard. The Applicant notes that a warrant

study for signalization at the Heathcote Boulevard/Specialized Trail intersection has been

approved and that the signal is currently under design.

Parking – The amount of parking shown on the SUP plan is sufficient for the proposed use.

Delivery Times - The Applicant has agreed in draft condition 2.b. that truck deliveries using the

loading space will not make deliveries between 7-9 AM or 5-7 PM. This issue has been

adequately addressed.


Specialized Trail Sidewalk - Transportation staff has reviewed the proffered illustrative plan

associated with REZ #PLN2009-00177 and believes the sidewalk is necessary on both sides of

Specialized Trail to connect the sidewalk segments between Heathcote Boulevard and

Cannondale Way. Transportation believes the sidewalk should be constructed.


Transportation Plan, provided the condition for the sidewalk be maintained in the proposed

Development Conditions.

Attachment C

SUP Conditions dated December 2, 2014


Page C-1

Owner/Applicant: Heritage Hunt HT, LLC

Special Use Permit: SUP #PLN2011-00110

Heritage Hunt – Sims Property

Prince William County GPIN 7397-68-4778 pt.

Special Use Permit Area: +/-1.15 acres

Zoning: PMD, Planned Mixed Use District

Magisterial District: Gainesville

Date: December 2, 2014

The following conditions are intended to offset some of the impacts of the proposal and

would render the application consistent with the applicable chapters of the Comprehensive Plan. If

the conditions of this special use permit or the "SUP Plan" are in conflict with the Zoning

Ordinance, approved proffers or the Design and Construction Standards Manual (DCSM), the more

restrictive shall apply unless otherwise specified herein. The applicant shall file a site plan within

one (1) year of approval of this special use permit and shall have up to five (5) years from the date

of final site plan approval to commence the proposed use. Issuance of an occupancy permit

constitutes commencement of the use. The term "Applicant" as referenced herein shall include

within its meaning the lessee and/or all current/future owners and successors in interest.

1. Site Development - The site shall be developed in substantial conformance with the special

use permit plan entitled "Sims Property Landbay 2 SUP #PLN2011-00110" Special Use

Permit Plan, prepared by christopher consultants, ltd. dated August 26, 2010, and revised

through October 20, 2014, ("SUP Plan") and in accordance with all minimum requirements

for site plan approval.

2. Use Parameters

a. Use Limitation – The use approved with this special use permit shall be limited to a

retail motor vehicle fuel station containing double sided pumps on a maximum of

three (3) islands for a maximum of twelve (12) fueling positions with a by-right

quick service food store as shown on the SUP Plan.

b. Truck Deliveries – Fuel tanker trucks shall be able to safely enter the site, circulate,

off-load fuel and exit the site without having to reverse, all while customer vehicles

are present in parking and fueling areas. This capacity shall be demonstrated at the

final site plan review phase with a graphic exhibit depicting the wheel paths of the

vehicle type to deliver fuel to the site, superimposed over the site plan. An exhibit

for an articulated vehicle shall depict all tractor and trailer wheel paths. Trucks

making deliveries to the store which would utilize the loading space shall not make

deliveries between 7 a.m. and 9 a.m. or 5 p.m. and 7 p.m.

c. Vehicle Repair - No vehicle repairs shall be performed in association with the motor

vehicle fueling station.

Attachment C



Page C-2

d. Outdoor Speaker System - Any outdoor speaker system shall be limited to one

speaker per pump fueling position used for ordering from the pump area and shall

not be audible off-site.

e. Amenities - The Applicant shall provide compressed air and water for vehicular use

at the end of one of the pump islands. The final location of said water spigot shall be

subject to approval at final site plan. These amenities shall be inspected daily and

maintained in operating condition.

f. Cessation of the Use - If the sales of motor vehicle fuel should cease for a period of

more than one year, the owner of the property shall be responsible for removal of the

following structures within 60 days:

i) Underground fuel storage tanks;

ii) Fuel dispensers;

iii) Pump islands;

iv) Overhead canopy;

v) Air and water dispensers; and

vi) Signage related to motor vehicle fuel sales.

In the event all uses are discontinued and the site is vacant, then the owner shall

stabilize the site using erosion control measures acceptable to the Department of

Public Works.

3. Community Design

a. Architecture – The design of the fuel station building and fuel facility canopy shall

be in substantial conformance with the exhibit entitled "7-Eleven, Inc. Store No.

1035531 Color Elevations", prepared by Core States Group and dated October 3,

2014 ("Elevations"). The building and canopy elevations may be subject to minor

modifications approved by the County in connection with the site plan review.

Additional changes to the architecture and materials may be made provided any such

changes are approved by the County 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 and canopy that is of equal or better quality that that shown on

the Elevations. The Applicant shall submit building and canopy elevations for

review and approval for compliance with this condition at least two weeks prior to

requesting a building permit release letter from Development Services.

b. Landscaping - The Applicant shall landscape the site in accordance with the SUP

Plan (sheet 2). All the plantings shall be indigenous and drought-resistant or as

otherwise approved at final site plan.

Attachment C



Page C-3

c. Signage/Advertising – All signage is subject to approval of a sign permit per the

Zoning Ordinance and all signage shall comply with the standards set forth in the

Zoning Ordinance and Design and Construction Standards Manual except as

modified below. Color, scaled renderings of all signage shall be submitted as part of

the sign approval process.

i) Façade Signs – One (1) façade sign shall be permitted on the building, said

sign to be in substantial conformance with the Single Face Wall Sign (A) in

the sign package prepared by Cummings and dated July 18, 2014, attached

hereto and incorporated herein as Sign Plan Attachment.

ii) Freestanding Sign – One monument style, freestanding sign, (to include the

advertising of fuel prices) shall be permitted in the location shown on the

SUP Plan. Said sign shall be in substantial conformance with the Monument

Sign Elevation (M) on the Sign Plan Attachment. This sign may be

internally lit or lit downward but may not be lit upward.

iii) Canopy Signs – Signage shall be permitted on the fuel island canopy in

substantial conformance with the Fuel Canopy ACM Stripe (F) and Custom

LED Price Sign (F1) on the Sign Plan Attachment.

iv) Window Signs - No signage shall be allowed inside or outside of the

windows in any manner that would obscure the visibility through those

windows except for the Single Face Interior Sign (B) and Typical Window

Vinyl (G) as identified on the Sign Plan Attachment.

v) Promotional/Advertising Materials – Except for grand opening events or

special events (subject to temporary sign permit approval), the use of

banners, balloons, streamers, pendants, figurines, and similar attention-

getting devices shall be strictly prohibited, including promotional signs

affixed to the façade of the building, on light poles, or on other fixtures on

the property.

d. Outdoor Displays - The outdoor display of merchandise shall be strictly prohibited,

including, but not limited to such items as tires, vehicle accessories, and recreation

equipment.

e. Refuse and Refuse Containers – Refuse shall be stored within a storage area

generally as shown on the SUP Plan and shall be completely screened with a wall

primarily composed of brick with accent materials that match the building and with

an opaque gate. The gates shall be closed when the refuse containers are not being

accessed. Compliance with this condition shall be evidenced with the final site plan

approval.

Attachment C



Page C-4

f. Lighting

i) Freestanding Light Fixtures – Freestanding light fixtures located on the site

shall not exceed 24 feet in height from the finished grade to the top of the

light fixtures and shall be consistent with the rest of the freestanding lighting

in Landbay 2 with reference to height and design. Compliance with this

condition shall be evidenced on the final site plan.

ii) Prohibited Lighting - There shall be no external neon and/or free-standing

spot lighting fixtures.

iii) Building Mounted Exterior Lighting – Building-mounted light fixtures shall

be full cutoff and shall be directed downward.

g. Sidewalk - Notwithstanding that which is shown on the Special Use Permit plat, a

sidewalk shall be provided along Specialized Trail, connecting to existing sidewalk

systems. Compliance with this condition shall be evidence on the final site plan and

construction shall be completed prior to occupancy of the proposed use.

4. Maintenance of the Property

a. Site Maintenance - The Applicant shall remove litter, trash and debris from the

motor vehicle fueling station, retail site on a daily basis.

b. Graffiti Removal - Graffiti on the site shall be removed promptly. Graffiti shall be

deemed any inscription or marking on walls, buildings or structures not permitted by

sign regulations in Sec. 32-250.20 of the Zoning Ordinance. Any graffiti is to be

reported to the Prince William County Police Department before removal.

5. Environment

a. Hazardous Materials - The discharge of fuel, oil, solvents, anti-freeze, and/or other

pollutants, hazardous materials, or flammable substances into the public sewer,

storm drainage, or other surface waters is strictly prohibited.

b. Back-Flow Prevention Device – The Applicant shall install a back-flow prevention

device as approved by the Service Authority.

6. Emergency Spill Contingency/Notification – The owner/operator of the property shall

prepare an emergency spill notification contingency plan and shall have the same approved

by the Fire Marshal and posted on the premises before the issuance of any occupancy

permits. The owner/operator of the property shall be responsible for notifying the Fire

Marshal’s office immediately in the event of a spill of any petroleum or chemical waste on

Attachment C



Page C-5

the property. The owner/operator shall assume full responsibility for the costs incurred in

the cleanup of such spills.

7. Handicapped Parking - Handicapped parking and signage shall be provided in accordance

with the DCSM and other applicable regulations.

8. Connection to Public Water & Sewer - The site shall be connected to public water and sewer

and the Applicant shall be responsible for the costs and construction of those on-site and off-

site facilities required to provide such service for the use on the Property.

9. Fire and Rescue

a. Prior to, and as a condition of final site plan approval, the Applicant shall contribute

$0.61 per square foot of under-canopy area and building area (as approved on the

final site plan) for mitigation of impacts on Fire and Rescue services. This

supersedes the proffered fire and rescue contribution for the SUP area of this site

associated with REZ#PLN2013-258.

b. During operating hours, the fueling station shall be staffed by an attendant.

10. Obstruction of Travelways - The Applicant shall ensure that any vehicles associated with

the use do not obstruct the travel ways, fire lanes, adjoining road network, or parking

spaces as shown on the SUP Plan.

11. Escalator Clause - In the event the monetary contributions set forth herein are paid to the

Prince William County Board of County Supervisors within 18 months of the approval of

this application, as applied for by the Applicant, said contributions shall be in the

amounts as stated herein. Any monetary contributions set forth in the Proffer Statement

which are paid to the Board after 18 months following the approval of this rezoning

shall be adjusted in accordance with the Urban Consumer Price Index (“CPI-U”) published

by the United States Department of Labor, such that at the time contributions are paid, they

shall be adjusted by the percentage change in the CPI-U from the date 18 months after

the approval of this rezoning to the most recently available CPI-U to the date the

contributions are paid, subject to a cap of 6% per year, non-compounded.

Attachment D

SUP Plan dated October 20, 2014


Page D-1

Attachment E

Landscape Plan dated October 20, 2014


Page E-1

Attachment F

Architectural Elevations dated October 3, 2014


Page F-1

1

Attachment F

Architectural Elevations dated October 3, 2014


Page F-2

Attachment G

Pedestrian Movement Exhibit


Page G-1

Attachment H

Sims Property Land bay 2 Illustrative Plan


Page H-1

COUNTY OF PRINCE WILLIAMeservice.pwcgov.org/planning/documents/pln2011-00110.pdf · 2014. 12....

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