COUNTY OF PRINCE WILLIAMeservice.pwcgov.org/planning/documents/sup2016-00017.pdf · 2016-06-08 ·...

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

June 3, 2016

TO: Planning Commission

FROM: Scott F. Meyer

Planning Office

RE: Special Use Permit #SUP2016-00017

Dunkin Donuts @ Heritage Hunt – Sims Property

Gainesville Magisterial District

I. Background is as follows:

A. Request – To allow a special use permit (SUP) for a Dunkin Donuts restaurant

with drive-through facility and associated signage modifications. The site is

located within an end unit of a proposed commercial/retail building in Land Bay 2

(Sims Property) within the Heritage Hunt planned mixed use community, which is

currently being developed.

SUP Proposal:

Restaurant with drive-

through and signage

modifications

Required / Allowed

(PMD / B-1 zoning)

Provided / Proposed with SUP:

Dunkin Donuts restaurant, with

drive-through and signage

modifications

SUP Area N/A ±4,237 SF (SUP Area = ±1,700

SF of retail floor space, sidewalk,

travelway/drive aisle, and a drive-

through lane configuration)

±1.30 acres (entire parcel) Landscaping Per approved Heritage Hunt

– Sims Property Land Bay 2;

PRA #PLN2013-00258 and

REZ #PLN2002-00125

30-foot landscape area along

Heathcote Boulevard frontage;

Additional landscaping within the

interior parking and drive aisle

areas to Land Bay 2

Average Daily Trips N/A 295 VDP (at entrance to drive-

through); 580 VDP (at exit for

drive-through and drive aisle)

Building Façade Signs 2 signs for end unit in

shopping center; 2 SF per

foot of unit width/length; 68

SF = front and 100 SF = side

(168 SF total)

6 façade signs; Total Area =

265.36 SF; 2 Dunkin Donuts

(DD) signs = 60.87 SF each;

2 drive-through signs = 4.63 SF

each; 1 DD side sign = 17.36 SF

each; 1 DD cup graphic = 117 SF

http://www.pwcgov.org/

#SUP2016-00017, Dunkin Donuts @ Heritage Hunt – Sims Property

June 3, 2016

SUP Proposal:

Restaurant with drive-

through and signage

modifications

Required / Allowed

Provided / Proposed with SUP:

Dunkin Donuts restaurant with

drive-through and signage

modifications

Secondary Signs

As needed; Not to exceed 6

SF each

2 accent/branding script signs on

building awnings = 18.22 SF each

Directional Signs As needed; Maximum height

of 3 feet; Maximum area of

3 SF

4 signs; 4 ft. 10 in.= height;

2.75 SF each

Menu Board 1 sign;

Maximum length of 8 feet;

Maximum height of 6 feet

1 sign;

9 ft. 8.25 in. = length;

7 ft. 2 in. = height

B. Site Location – The special use permit (SUP) area encompasses ±4,237 square

feet (SF) at the southern/southeastern portion of a ±1.30 acre property, which is

within Land Bay 2 (Sims Property) of the Heritage Hunt planned mixed

development. The property is located approximately 500 feet southeast of the

intersection of Heathcote Boulevard and Catharpin Road, and is currently

addressed as 13801 Heathcote Boulevard. The subject SUP site is identified on

County maps as GPIN 7397-68-4691 (portion).

C. Comprehensive Plan – The site is designated SRM, Suburban Residential

Medium, in the Comprehensive Plan.

D. Zoning – The site is zoned PMD, Planned Mixed Use District, as currently

proffered through PRA #PLN2013-00258 (Heritage Hunt – Sims Property Land

Bay 2). The planned land use for this particular land bay is commercial/retail,

such as those uses permitted through B-1, General Business, zoning district. In

addition, the property is located entirely within the Airport Safety Overlay

District.

E. Surrounding Land Uses – The SUP site (±4,237 SF) is a portion of Land Bay 2

within the Heritage Hunt planned mixed use community, which is designated for

commercial/retail development. The site includes approximately 1,700 SF of

retail floor space, travelway/drive aisle, sidewalk, and a drive-through lane

configuration. A motor vehicle fuel station with convenience store is located to

the southeast. Another undeveloped retail pad site is located to the south. Drive

aisle area and Heathcote Boulevard is located to the north. To the west and

southwest of the site is a stormwater management facility, parking areas, and a

Harris Teeter grocery store (see Attachment A for maps).

F. Background & Context – The subject land bay is currently being developed and

contains an existing Harris Teeter grocery store and three pad sites for

retail/commercial use. A gas station with convenience store has been approved at

the corner of Heathcote Boulevard and Specialized Trail, and two pad sites

remain to be developed. The pad site that fronts Heathcote Boulevard will be


June 3, 2016

developed with a multi-tenant retail building that will have several in-line spaces

with one of the end caps being a proposed Dunkin Donuts restaurant with a drive-

through facility and signage modifications, which will be on the eastern end/side

of the building. The site will be accessed from the internal travelways within

Land Bay 2.

A restaurant with drive-through facility and associated signage modifications is

permissible with a SUP in the PMD, Planned Mixed Use District, with a non-

residential land bay use designation to be developed through the standards for the

B-1, General Business, zoning district.

II. Current Situation is as follows:

A. Planning Office Recommendation – Staff recommends approval of #SUP2016-

00017, Dunkin Donuts @ Heritage Hunt – Sims Property, subject to the

conditions dated June 2, 2016, for the following reasons:

The proposed use is compatible as an in-line tenant space within a

commercial/retail strip building among a mixture of other similar

commercial/retail service uses, as a part of Land Bay 2 for Heritage Hunt.

As conditioned through this SUP, specific use and operational parameters,

building and signage elevations, site design, maintenance requirements,

and drive-through lane configuration, are being proposed to adequately

mitigate the impacts.

See Attachment B for the staff analysis and Attachment C for the proposed

conditions.

B. Planning Commission Public Hearing – A public hearing before the Planning

Commission has been advertised for June 15, 2016.

III. Issues in order of importance are as follows:

A. Comprehensive Plan

1. Long-Range Land Use – Is the proposed use consistent with those uses

intended by the current SRM designation?

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

for Monetary Contributions in effect July 1, 2014?

B. Community Input – Have members of the community raised any issues?

C. Other Jurisdictional Comments – Have other jurisdictions raised any issues?


June 3, 2016

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 #SUP2016-00017, Dunkin Donuts @ Heritage Hunt –

Sims Property, subject to the conditions dated June 2, 2016.

1. Comprehensive Plan Consistency Analysis:

a. Long-Range Land Use – The entire subject parcel, which includes

the SUP site, is designated as Suburban Residential Medium

(SRM) on the adopted Long-Range Land Use Plan Map. The

entire property is zoned PMD, Planned Mixed Use District. This

land bay is designated as “Commercial” through B-1, General

Business, on the approved Master Zoning Plan associated with

Heritage Hunt – Land Bay 2 (Sims Property). The Heritage

Marketplace retail center, which is currently being developed,

provides neighborhood-serving retail to the surrounding suburban

medium-density and high-density planned areas. The proposed

drive-through use does not adversely impact the long-range land

use designation.

b. Level of Service (LOS) – The LOS impacts related to this subject

SUP request are already being mitigated by the approved site plan,

and as previously proffered through PRA #PLN2013-00258 and

with REZ #PLN2002-00125. In regard to the $75 per acre

monetary contribution for environment/water quality and stream

restoration, it has been addressed as a condition of final site plan

approval. The fire and rescue LOS monetary contribution $0.35

per square foot of building area (plus monetary escalation) has

already been proffered and is being applied as buildings are

constructed during the development of Land Bay 2 within Heritage

Hunt. Since the proposed use will occupy a specific space within

an approved multi-tenant retail building and with no additional

building area being proposed, no new LOS monetary contributions

are being requested by staff.

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

adjacent property owners within 200 feet. The Applicant has also

contacted the Homeowner Associations (HOAs) for Crossroads Village

and Heritage Hunt. As of the date of this staff report, the Planning Office

has not received any verbal or written comments on this proposal and is

not aware of any community opposition.


June 3, 2016

3. Other Jurisdiction Comments – This project site is located outside of the

required notification area from adjacent jurisdictions.

4. Legal Uses of the Property – The proposed restaurant with drive-through

facility and associated signage modifications for Dunkin Donuts could be

constructed on the site with an approved SUP and subject to the proposed

conditions. Legal issues resulting from Planning Commission action are

appropriately addressed by the County Attorney’s Office.

5. Timing – The Planning Commission has until September 13, 2016, which

is 90 days from the first public hearing date, to take action on this

proposal. A recommendation of approval of the SUP would meet the 90-

day requirement.

B. Recommend denial of #SUP2016-00017, Dunkin Donuts @ Heritage Hunt –

Sims Property.

1. Comprehensive Plan Consistency Analysis:

a. Long-Range Land Use – If the SUP request is denied, then the

drive-through facility and signage modifications would not be

permitted. The site would remain as a part of the Heritage Hunt

commercial/retail development, but could not be utilized as

proposed through the SUP.

b. Level of Service (LOS) – There would be no impact on LOS if

denied.

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

adjacent property owners within 200 feet. The Applicant has also

contacted the Homeowner Associations (HOAs) for Crossroads Village

and Heritage Hunt. As of the date of this staff report, the Planning Office

has not received any verbal or written comments on this proposal and is

not aware of any community opposition.

3. Other Jurisdictional Comments – This project site is located outside of the

required notification area from adjacent jurisdictions.

4. Legal Uses of the Property – If the SUP application is denied, the property

could still be developed with the uses permitted in PMD, Planned Mixed

Use District, as currently proffered through PRA #PLN2013-00258

(Heritage Hunt – Sims Property Land Bay 2). The planned land use for

this particular land bay is commercial/retail, such as those uses permitted

through the B-1, General Business, zoning district. Therefore, B-1 by-

right uses would be generally permitted. Legal issues resulting from


June 3, 2016

Planning Commission action are appropriately addressed by the County

Attorney’s Office.

5. Timing – The Planning Commission has until September 13, 2016, which

is 90 days from the first public hearing date, to take action on this

proposal. A recommendation of denial of the SUP would meet the 90-day

requirement.

V. Recommendation is that the Planning Commission concur with Alternative A and

recommend approval of #SUP2016-00017, Dunkin Donuts @ Heritage Hunt – Sims

Property, subject to the conditions dated June 2, 2016.

Staff: Scott F. Meyer, x 6876

Attachments

A. Area Maps

B. Staff Analysis

C. Proposed SUP Conditions

D. Illustrative Plan for Land Bay 2 (Sims Property)

E. SUP Plan

F. Applicant Signage Summary Chart

G. Signage / Building Elevations

H. Signage Location Exhibit

I. Historical Commission Resolution

Attachment A – Maps

VICINITY MAP


Page A-1


AERIAL MAP


Page A-2


ZONING MAP


Page A-3


LONG-RANGE LAND USE MAP


Page A-4

Attachment B – Staff Analysis


Page B-1

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 Plan Consistency

Long-Range Land Use Yes

Community Design Yes

Cultural Resources Yes

Environment Yes

Fire and Rescue Yes

Police Yes

Potable Water Yes

Sanitary Sewer Yes

Transportation 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

Zoning

North Drive aisle area and

landscaping along Heathcote

Boulevard

SRM PMD

South Motor vehicle fuel station with

convenience store

SRM PMD

East Proposed drive-through facility

and drive aisle Motor vehicle

fuel station with convenience

store

SRM PMD

West Stormwater management

facility, drive aisle, parking

areas, and Harris Teeter grocery

store

SRM PMD



Page B-2

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 subject SUP site is located within the Development Area of the County, and has a land use

designation as SRM, Suburban Residential Medium, on the Long-Range Land Use Map within

the Comprehensive Plan. However, this specific land bay is designated as “Commercial”

through B-1, General Business, zoning district standards on the approved Master Zoning Plan

associated with Heritage Hunt – Land Bay 2 (Sims Property). The following table summarizes

the uses and densities intended within the SRM designation.

Long-Range Land Use

Map Designation

Intended Uses and Densities

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 designated portion of a property. Cluster housing

and the use of the planned unit development concept may occur,

provided that such clustering and planned district development

furthers valuable environmental objectives as stated in EN-

Policy 1 and EN-Policy 4 of the Environment Plan, the intent

stated in the Cultural Resources Plan and preserves valuable

cultural resources throughout the County.



Page B-3

Proposal’s Strengths

Planned Land Use Compatibility – The entire property is zoned PMD, Planned Mixed

Use District. The SUP site is located in Land Bay 2, which is designated for

“Commercial” uses to be implemented through B-1, General Business, zoning on the

approved Master Zoning Plan associated with Heritage Hunt – Land Bay 2 (Sims

Property). As currently zoned through PMD with prescribed land use categories and as a

part of Heritage Hunt – Land Bay 2, a restaurant facility is a permitted by-right use. The

Heritage Marketplace retail center, which is currently being developed, provides

neighborhood-serving retail to the surrounding suburban medium-density and high-

density planned areas. The proposed drive-through use does not adversely impact the

long-range land use designation. A SUP is required for both the drive-through and

signage modifications for the restaurant.

Proposal’s Weaknesses

Comprehensive Plan Use Inconsistency – The entire property has a long-range land use

designation as Suburban Residential Medium (SRM) on the adopted Long-Range Land

Use Plan Map. Although this Comprehensive Plan use designation of SRM is

inconsistent with the existing planned district land use of B-1 through the master planned

PMD zoning, it is part of an existing, approved planned mixed use development.

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

Range Land Use Plan.

Community Design Plan Analysis

An attractive, well-designed County will attract quality development, instill civic pride, improve

the visual character of the community and create a strong, positive image of Prince William

County. The Community Design Plan sets out policies and action strategies that further the

County’s goals of providing quality development and a quality living environment for residents,

businesses and visitors, and creating livable and attractive communities. The plan includes

recommendations relating to building design, site layout, circulation, signage, access to transit,

landscaping and streetscaping, community open spaces, natural and cultural amenities,

stormwater management, and the preservation of environmental features.

Along with the SUP request for a drive-through facility for the Dunkin Donuts restaurant, this

SUP proposal also includes a request for a comprehensive signage package with modifications.



Page B-4

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 SUP request. For this specific proposal, in order to install the additional building

façade signs and for the requested modifications with drive-through menu order board, an SUP is

required.

The new Dunkin Donuts restaurant with drive-through facility deviates from the standard

signage provisions of the Zoning Ordinance in regard to the following components:

building façade signs – quantity and area

directional signage – height

menu order board – length and height

Pursuant to Section 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.

Dunkin Donuts is a restaurant/consumer-oriented and convenience use that relies heavily

on drive-by visibility and accessibility. It needs to have adequate signage to allow the

traveling motorist or pedestrian to find and be properly directed into its drive-through

facility and restaurant. Given the location of the proposed Dunkin Donuts use as an end

unit within multi-tenant retail building and as a part of the commercial/retail service

development for Heritage Hunt (Sims Property), such proposed signage is expected and

anticipated with such a use and is needed to clearly identify the business and access to

those that are navigating along Heathcote Boulevard and Catharpin Road as well as

within the retail center itself. This road corridor consists of mixed residential uses

adjacent to developing commercial and retail/service-oriented businesses, which will

serve the surrounding communities.

b. Character of the Existing Area

The impact on the visual appearance of adjacent and nearby properties and rights-of-

way should be considered.

The subject property is located within an area that is zoned PMD, Planned Mixed Use

District, which is designated for commercial/retail development, and PMR, Planned

Mixed Residential, with mixed residential uses. It is located along a high volume

transportation corridor and adjacent to a prominent intersection. Because of the location

of the drive-through site as an end unit within a retail building and the surrounding

commercial/retail uses, the proposed sign modifications for the Dunkin Donuts will have

minimal new impact on the visual appearance of the adjacent and nearby properties and

right-of-way.



Page B-5

c. Unique Situation

Whether a unique situation exists, causing a need that is not recurring in nature.

The proposed space for the Dunkin Donuts restaurant is an end unit of a proposed multi-

tenant retail building. In this situation and due to its orientation, it may not be as easily

identified as a drive-through facility. The proposed signage is coordinated with the

architecture of the building that represents the Dunkin Donuts design theme and

corporate identity. The Applicant is proposing a comprehensive sign plan, including

signage modifications to market and fully implement the Dunkin Donuts brand and

identity within an emerging commercial/retail service center. However, staff believes

that the permitted signage should be limited to essential/primary signage, which relate

directly to the drive-through facility – not secondary sign that is not deemed to be critical.

More specifically, staff believes that the proposed Dunkin Donuts cup graphic on the

side/southern elevation at the drive-through pick up window does not meet the Zoning

Ordinance criteria for signage modifications.

d. Comprehensive Plan Designation

The subject property is designated SRM, Suburban Residential Medium, in the County's

Comprehensive Plan. However, it is zoned PMD, Planned Mixed Use District, which is

designated in approved master zoning plan for Heritage Hunt as for commercial/retail

development. Adjacent properties are mostly designated as SRM, Suburban Residential

Medium, to the north and east. Drive-through facilities in connection with fast food and

quick convenience retail establishments typically rely on comprehensive signage to meet

visibility, directional assistance, and wayfinding needs. The proposed signage is

generally representative of the signage for other existing Dunkin Donuts facilities and

provides sign elements that serve customer orientation and drive-through circulation.

e. Special Visual Obstruction

Consider the existence of a special visual obstruction or difficulty in locating the use,

making the application of the general provisions of this section too restrictive.

No visual obstruction exists for the site. However, the additional signage is appropriate

to help better identify the drive-through and restaurant from various vantage points within

the commercial/retail center and from the surrounding internal roadways that access the

retail center. As previously stated, the proposed signage is typical of other such Dunkin

Donuts facilities and provides signage elements for promotional, customer orientation,

and onsite circulation needs.

f. Highway Corridor Overlay District (HCOD)

The property is not located within a Highway Corridor Overlay District.



Page B-6


Site Layout – The SUP site will be situated within a proposed multi-tenant

commercial/retail building on a portion of Land Bay 2 in Heritage Hunt. The overall

layout, placement of travelways, pad site assemblage of Land Bay 2 was reviewed,

approved, and contemplated through PRA #PLN2013-00258. The existing travelways

and drive aisles will be utilized.

Landscaping for Overall Site – A 30-foot landscape area is required along the Heathcote

Boulevard frontage as well as additional landscaping within the interior parking and drive

aisle areas to Land Bay 2 was previously approved with PRA #PLN2013-00258. All

landscaping commitments are remaining intact and no changes are being proposed.

Signage Package – A comprehensive sign package has been offered by the Applicant and

has been conditioned with this SUP.

Tenant Space within Building – The proposed Dunkin Donuts facility will be located in

an end unit tenant space within a commercial/retail strip building. As such, it is

providing additional goods and services to support the nature of the center, while

providing onsite aesthetic improvements and without the need for additional site

disturbance.

Signage / Building Elevations – Proposed signage and building elevations for the Dunkin

Donuts facility have been offered by the Applicant and are conditioned with this SUP.

As a part of the new commercial/retail center at Heritage Hunt, a coordinated and

cohesive, compatible building design and architectural style has also been proposed and

is proffered for the entire development.


Excessive Secondary Signage – Based on the analysis in the above section, most of the

relevant criteria have been adequately satisfied to justify the requested signage

modifications. However, staff believes that the additional Dunkin Donuts cup graphic on

the side/southern elevation and adjacent to the drive-through pick up window is not

necessary. All of the other proposed signage is reasonable, in terms of its justification

and purpose. Staff can support the proposed signage package, with the exception of the

mural-like, cup graphic that measures 117 square feet on the south building façade.

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

Community Design Plan.



Page B-7

Cultural Resources Plan Analysis

Prince William County promotes the identification, evaluation, and protection of cultural

resource sites throughout the County, as well as the tourism opportunities these sites present.

The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William

County’s significant historical, archaeological, architectural, and other cultural resources—

including those significant to the County’s minority communities—for the benefit of all of the

County’s citizens and visitors. To facilitate the identification and protection of known

significant properties that have cultural resource values worthy of preservation, the land use

classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The

plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites,

Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic

sites, and encourages the identification, preservation, protection, and maintenance of all

cemeteries and/or gravesites located within the County.

This site has been previously disturbed and is currently under development as Land Bay 2 (Sims

Property) of Heritage Hunt. The Historical Commission reviewed this case at its March 8, 2016

meeting and recommended no further work (see Attachment I). The County Archaeologist

concurs with this recommendation.


None identified.


None identified.


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-8

This site is located in an end unit of a planned retail building on a pad site within the Sims

Property (Land Bay 2) of the Heritage Hunt mixed use development. The property has been

completely cleared as a result of development and construction activities. There is an existing

stormwater management pond to the west of this subject property, which may be reconfigured

and modified as the remainder of the site gets developed.

WATERSHED: Bull Run

TOTAL SITE AREA / ER AREA: 4,237 SF / None

TREE SAVE AREA: None

UNDISTURBED AREA: None

AREA OF DISTURBANCE: 100% of site

REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: None

With the previously-approved PRA #PLN2013 00258, a 30-foot landscape area is required along

the Heathcote Boulevard frontage as well as additional landscaping within the interior parking

and drive aisle areas to Land Bay 2. All previous landscaping commitments are remaining intact

and no changes are being proposed. The specific landscape requirements will be addressed as

the site continues to develop through the site plan review and approval process. In regard to the

$75 per acre Level of Service (LOS) monetary contribution for environment/water quality and

stream restoration, it already pertains and will be addressed prior to and as a condition of final

site plan approval, as proffered with PRA #PLN2013-00258.


Minimal New Site Disturbance – Since the SUP site will be located as an end unit within

a planned multi-tenant retail building and will include planned drive aisle and sidewalk

areas, there is negligible additional disturbance associated with this use.


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)



Page B-9

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

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

The nearest responding fire station is Gainesville Fire & Rescue Station #4. The site is located

within the 4.0-minute response area for fire suppression and basic life support, and is within the

8.0 minute response time for advanced life support services. The Gainesville station is located

approximately 0.7 miles to the southwest of the SUP site. According to the FY 2014 figures, this

station work load capacity was at 62.7 % with four tactical units and 5,014 responses.

In regard to Level of Service (LOS) monetary contributions, a fire and rescue monetary

contribution $0.35 per square foot of building area (plus monetary escalation) has already been

proffered and is being applied as buildings are constructed during the development of Land Bay

2 within Heritage Hunt. Since the proposed use will occupy a specific space within an approved

multi-tenant retail building and with no additional building area being proposed, as proffered by

REZ #PLN2002-00125, no additional LOS monetary contributions are being requested by staff.


Response Times – The site is located within the recommended 4.0-minute response time

for fire suppression and basic life support, and within the 8.0-minute response time for

advanced life support services.

Station Workload – According to the FY 2014 figures, the nearest responding station

work load capacity is 62.7%, which is well within capacity.


None identified.

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

and Rescue Plan.

Police Plan Analysis

Residents and businesses expect a high level of police service for their community. This service

increases the sense of safety and protects community investments. The Police Plan is designed

to promote Prince William County’s public safety strategic goal to continue to be a safe

community, reduce criminal activity, and prevent personal injury and loss of life and property, as

well as to ensure effective and timely responses throughout the County. This chapter encourages

funding and locating future police facilities to maximize public accessibility and police visibility

as well as to permit effective, timely response to citizen needs and concerns. The chapter

recommends educational initiatives, such as Neighborhood and Business Watch, and Crime

Prevention through Environmental Design (CPTED), which encourages new development to be

designed in a way that enhances crime prevention. The chapter also encourages effective and



Page B-10

reliable public safety communications linking emergency responders in the field with the Public

Safety Communications Center.

The Applicant is strongly encouraged to refer to the Prince William County Police CPTED

Manual, Crime Prevention Through Environmental Design: A Guide to Safe environments in

Prince William County, Virginia, which can be found at

http://www.pwcgov.org/government/dept/police/Pages/CPTED.aspx.

As a part of the developing commercial/retail service uses in Land Bay 2 for Heritage Hunt, the

proposed Dunkin Donuts restaurant with drive-through facility and requested signage is likely to

not result in an additional demand for service.


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.


None identified.

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

Plan.

Potable Water Plan Analysis

A safe, dependable drinking water source is a reasonable expectation of County residents and

businesses. The Potable Water Plan sets out policies and action strategies that further the

County’s goal of providing an economically and environmentally sound drinking water system.

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

water in the development area, and the use of private wells or public water in the rural area.

The subject property is within the Development Area of the County and is thereby required to

utilize public water to develop. Public water is available from a permitted 16-inch diameter

water main located along the western boundary of the parcel. Depending on the final

configuration of the on-site water mains, additional water main extensions may be required to

provide adequate fire protection or satisfy water quality requirements. The Applicant shall plan,

design, and construct all on-site and off-site water utility improvements necessary to develop the

subject property in accordance with applicable Service Authority, County and State

requirements, standards, and regulations.

http://www.pwcgov.org/government/dept/police/Pages/CPTED.aspx



Page B-11


Water Connection & Service – As proffered with the previous rezoning and required with

the approved site plan, the Owner/Applicant is required to be responsible for all on-site

and off-site improvements required to provide the water service demand generated by the

development.


None identified.


Potable Water Plan.

Sanitary Sewer Plan Analysis

Appropriate wastewater and sanitary facilities provide needed public health and environmental

protections. The Sanitary Sewer Plan sets out policies and action strategies that further the

County’s goal of providing an economically and environmentally sound sanitary sewer system.

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

sewer in the development area, and the use of either private or public sewer systems in locations

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

The subject property is within the Development Area of the County and is thereby required to

utilize public sewer to develop. Public sewer is available from an existing 8-inch diameter sewer

main located to the southwest of the subject parcel. The Applicant shall plan, design, and

construct all on-site and off-site sanitary sewer utility improvements necessary to develop the

subject property and the above listed requirements in accordance with applicable Service

Authority, County and State requirements, standards, and regulations.


Sewer Connection & Service – As proffered with the previous rezoning and required with

the approved site plan, the Owner/Applicant is required to be responsible for all on-site

and off-site improvements required to provide the sewer service demand generated by the

development.


None identified.


Sanitary Sewer Plan.



Page B-12

Transportation Plan Analysis

By providing a multi-modal approach to traffic circulation Prince William County promotes the

safe and efficient movement of goods and people throughout the County and surrounding

jurisdictions. The Transportation Plan sets out policies and action strategies that further the

County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation

system that meets the demands for intra- and inter-county trips, is integrated with existing and

planned development, and provides a network of safe, efficient, and accessible modes of travel.

The plan includes recommendations addressing safety, minimizing conflicts with environmental

and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel

modes, minimizing projected trip demand, and providing sufficient network capacity. Projects

should include strategies that result in a level of service (LOS) of “D” or better on all roadway

corridors and intersections, reduce traffic demand through transportation demand management

strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian

and bicycle pathways, and improved and coordinated access to transit facilities.

This SUP request is for a Dunkin Donuts restaurant with drive-through and associated signage

within an end unit of a retail building on a pad site within Land Bay 2 of Heritage Hunt (Sims

Property). The site is located on the south side of Heathcote Boulevard, approximately 600 feet

southeast of the signalized intersection of Heathcote Boulevard and Catharpin Road. Access to

the site will be provided from existing access points along Heathcote Boulevard and from

internal travelways in Land Bay 2. There is also a right-in/right-out access configuration on

Catharpin Road. There will be no direct access from the restaurant site to Heathcote Boulevard

or Catharpin Road. An application for Deferral of Traffic Impact Analysis (TIA) has been

approved by the Department of Transportation.

The location of the drive-through will minimize any impact on the onsite circulation. The

Applicant shows 11 drive-through stacking spaces, which demonstrates the ability of the

configuration to accommodate the drive-through use, as per the standard County requirement. A

by-pass lane adjacent to the drive-through configuration has also been provided with the layout.

The Applicant has shown 43 parking spaces plus one loading space, which is adequate as

required by the Design and Construction Standards Manual (DCSM).


Site Access – Access to the site will be provided from existing access points on

Heathcote Boulevard to Land Bay 2, from internal travelways within Land Bay 2, and a

right-in/right-out access configuration on Catharpin Road, as shown on the SUP Plan.

Prevention for Obstruction of Travelways – As conditioned, the Owner/Applicant must

ensure that any vehicles associated with the use do not obstruct travelways, sidewalks,

fire lanes, drop-off lanes, site access, safety/pedestrian facilities, and adjoining road

network as shown on the SUP Plan.



Page B-13

Drive-Through Stacking Spaces – As shown on the SUP Plan, the standard requirement

of 11 drive-through stacking spaces are provided, which demonstrates the ability of the

proposed configuration to accommodate the drive-through use. The cumulative

length/width of the building appears to also have the ability to provide for one additional

vehicle in the drive-through queue.

Parking Limitation – As conditioned, all parking for the use shall utilize the provided

spaces or any other parking spaces within the commercial/retail center. There shall be no

parking for this site on Heathcote Boulevard or any other adjacent private or public

roadway.

By-Pass/Escape Lane – As shown on the SUP Plan, a by-pass/escape lane is being

provided for customers who are in the drive-through lane and then change their mind and

need to or desire to exit.


None identified.


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-14

Agency Comments

The following agencies have reviewed the proposal and their comments have been summarized

in relevant comprehensive plan chapters of this report. Individual comments are in the case file

in the Planning Office.

Prince William County (PWC) Archaeologist

PWC Economic Development

PWC Fire Marshal

PWC Historical Commission

PWC Planning Office – Long-Range Planning / Zoning & Proffer Administration

PWC Police / Crime Prevention

PWC Public Works – Watershed / Environmental / Arborist

PWC Service Authority

PWC Transportation

Virginia Department of Transportation (VDOT)

Attachment C – Proposed SUP Conditions

Dated June 2, 2016


Page C-1

SUP CONDITIONS

Owner/Applicant: Heritage Hunt HT, LLC (“Applicant”)

Project Name: Dunkin Donuts @ Heritage Hunt – Sims Property

Special Use Permit #SUP2016-00017

Prince William County GPIN 7397-68-4691 (portion) ("Site")

Special Use Permit Area: ±4,237 SF (±0.097 acres)

Land Use Designation: SRM, Suburban Residential Medium

Zoning: PMD, Planned Mixed Use District

Planned PMD Use: Commercial/Retail

Magisterial District: Gainesville

Date: June 2, 2016

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

application consistent with the applicable chapters of the Comprehensive Plan and the surrounding

areas. If the conditions of this Special Use Permit or the Special Use Permit Plan are in conflict

with the Zoning Ordinance, and/or the Design and Construction Standards Manual (DCSM), the

more restrictive standards shall apply, except as specifically allowed by this special use permit.

The Owner/Applicant shall file a site plan or site plan amendment to implement the conditions

outlined in this approval within one (1) year of approval of this special use permit by the Board of

County Supervisors. The Owner/Applicant shall have up to five (5) years from the date of site

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

commencement of the use.

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

following plans and the conditions herein:

a. Special Use Permit Plan, prepared by Christopher Consultants, Ltd., dated

November 11, 2015 and revised through May 4, 2016 ("SUP Plan").

b. Special Use Permit Landscape Plan, prepared by Christopher Consultants, Ltd.,

dated November 11, 2015 and revised through May 4, 2016 ("Landscape Plan").

2. Use Parameters

a. Use Limitations – The use permitted with this special use permit (SUP) shall be

limited to a restaurant drive-through lane and one ordering location, as shown on

the SUP Plan.

b. Hours of Operation – The restaurant drive-through operation may have hours of

operation for 24 hours per day, seven days per week.

c. Outdoor Speakers – The drive-through system shall be limited to two speakers for

ordering, and such speakers shall not be audible outside of defined SUP Area.


Dated June 2, 2016


Page C-2

3. Community Design

a. Building Elevations – The building façade design theme and exterior style for the

subject SUP use shall be in general conformance to the elevations, prepared by J.

Mayer Architects, LLC, and dated May 2, 2016.

The elevations may be subject to minor modification approved by the County in

connection with site plan review. Additional changes to the design and materials

may be made, provided that any such changes are approved prior to the issuance of

a building permit release letter. Such approval shall be based on a determination

that the changes result in a building that is of equal or better quality than that shown

on the elevations. At least two (2) weeks prior to requesting a building permit

release letter from Development Services, the Applicant shall submit building

elevations so that it may ensure compatibility of the building with the elevations.

b. Permitted Signage – All signage shall be in substantial conformance with the

signage elevations, prepared by J. Mayer Architects, LLC, and dated May 2, 2016.

In accordance with Section 32-250.23 of the Zoning Ordinance, the Applicant shall

be permitted for the signage modifications as proposed.

c. Prohibited Signage – Notwithstanding what is currently proposed on the signage

elevations, as referenced above, the 117 square-foot “Typical Dunkin Donuts DD

Cup Graphic”, as proposed on the side/drive-through elevation (Sheet 2), shall not

be permitted with this subject SUP.

d. Other Signage Parameters – In addition, the following shall apply to signage and

related advertisements onsite:

i. Banners, pennants, streamers, balloons, figures, and other attention getting

devices not permitted by the Zoning Ordinance shall be strictly prohibited.

This restriction is not intended to prohibit flags as permitted by the Zoning

Ordinance.

ii. Directional signage shall be provided as required and/or needed.

iii. Parking and signage for handicapped customers shall be provided in

accordance with the DCSM and other current standards.

iv. Sign permits are required for all signs. Color, scaled renderings of all

signage shall be submitted as part of the sign permit approval process.

e. Landscaping – Landscaping shall be provided generally as shown on the Landscape

Plan. All the plantings shall be indigenous and drought-resistant or as otherwise

approved at final site plan.


Dated June 2, 2016


Page C-3

f. Refuse Storage Area – The refuse storage/dumpster enclosure area shall be located

in the area as shown on the SUP Plan and shall be screened with similar materials

as the building.

4. Lighting – No exterior neon or spot lighting shall be permitted. All lighting shall be

directed down and/or towards the restaurant and shall not be directed towards the

adjacent property lines.

5. Site Maintenance

a. Trash Removal – The Owner/Applicant is responsible for maintaining the site and

shall pick up trash, litter, and debris on a daily basis or as needed.

b. Graffiti Removal – The Owner/Applicant agrees to remove any graffiti from the

Property. Graffiti shall be deemed any inscription or marking on walls, buildings

or structures not permitted by the sign regulations in Section 32-250.21, et. seq., of

the Zoning Ordinance. Any graffiti shall be reported to the Prince William County

Police Department before removal.

6. Transportation

a. Site Access – Access to the SUP site will be provided from existing access points

on Heathcote Boulevard to Land Bay 2, from internal travelways within Land Bay

2, and a right-in/right-out access configuration on Catharpin Road, as shown on

the SUP Plan.

b. Obstruction of Travelways – The Owner/Applicant shall ensure that all vehicles

associated with the use do not obstruct the travelways, sidewalks, pedestrian

facilities, fire lanes, site access, and adjoining road network or encroach upon buffer

and landscaped areas, as shown on the SUP Plan.

c. Parking Limitation – All parking for the use shall utilize the provided spaces or any

other parking spaces within the commercial/retail center. There shall be no parking

for this site on Heathcote Boulevard or any other adjacent private or public

roadway.

Attachment D – Illustrative Plan for Land Bay 2 (Sims Property)


Page D-1

Attachment E – SUP Plan


Page E-1

Attachment E – SUP Plan


Page E-2

Attachment F – Applicant Signage Summary Chart


Page F-1

Attachment G – Signage / Building Elevations


Page G-1



Page G-2



Page G-3



Page G-4



Page G-5



Page G-6



Page G-7



Page G-8

Attachment H – Signage Location Exhibit


Page H-1

Attachment I – Historical Commission Resolution


Page I-1

Attachment I – Historical Commission Resolution


Page I-2

COUNTY OF PRINCE WILLIAMeservice.pwcgov.org/planning/documents/sup2016-00017.pdf · 2016-06-08 ·...

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Transcript of COUNTY OF PRINCE WILLIAMeservice.pwcgov.org/planning/documents/sup2016-00017.pdf · 2016-06-08 ·...