county of prince williameservice.pwcgov.org/planning/documents/sup2018-00026.pdfattachment b - staff...

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

(703) 792-7615 FAX (703) 792-4401 OFFICE

Internet www.pwcgov.org

Rebecca Horner, AICP, CZA Director of Planning June 8, 2018

TO: Planning Commission

FROM: Ana Rivera

Planning Office

RE: Special Use Permit SUP2018-00026, Chick-fil-A at Sudley Manor Drive

Gainesville Magisterial District

I. Background is as follows:

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

approximate 487-square-foot addition to an existing Chick-fil-A restaurant, dual

drive-through lanes with two ordering locations and associated canopy, and signage.

Uses/Features Existing Proposed

Use(s) Restaurant with drive-through Restaurant with dual

drive-through

Gross Floor Area

(GFA)

4,509 sq. ft. restaurant building 4,869 sq. ft. restaurant building

with storage area (includes a

487 sq. ft. building addition and

the removal of 127 sq. ft.)

Drive-through One drive-through lane Dual drive-through lanes with

two ordering points

Uses/Features Required Provided

Open Space 15% ±15%

Parking Spaces 49 49

ADA Spaces 2 2

B. Site Location – The site is located at 10677 Sudley Manor Drive, approximately 700

feet south of the intersection of Sudley Manor Drive and Sudley Road. The SUP site

is identified on County maps as GPIN 7697-30-3786.

C. Comprehensive Plan – The site is designated GC, General Commercial, on the Long

Range Land Use Map.

D. Zoning – The ±1.21 acre site is zoned B-1, General Business, with conditions per

SUP#PLN2007-0046 and SUP#PLN2008-00230.

E. Surrounding Land Use – The site is located within a commercial and office area. To

the north of the site is the Bull Road Commercial Center across Sudley Manor Drive

and a pharmacy across an access road. To the south is a fast food restaurant; and to

http://www.pwcgov.org/

#SUP2018-00026, Chick-fil-A at Sudley Manor Drive

June 8, 2018

the east is an office building, an indoor recreation building, and an access road. The

Bull Road Commercial Center across Sudley Manor Drive is located to the west.

F. Background and Context: - This site was subject of two previous SUPs, which are

summarized as follows:

On December 4, 2007, the Board of County Supervisors (BOCS) approved

SUP#PLN2007-0046, which allowed a fast food restaurant with a drive-through

window on the subject site. The BOCS approved the SUP, subject to the

conditions dated November 8, 2007.

On April 1, 2008, the BOCS approved SUP#PLN2008-00230, which allowed a

façade sign modification for the existing restaurant with a previous SUP for a

drive-through. The BOCS approved the SUP, subject to the conditions dated

February 8, 2008.

If the SUP amendment is approved, it will supersede both previous SUPs.

II. Current Situation is as follows:

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

Special Use Permit SUP2018-00026, Chick-fil-A at Sudley Manor Drive, subject to

conditions dated April 19, 2018, found in Attachment C. Staff recommends approval

for the following reasons:

As conditioned through the SUP, the building elevations, signage details,

enhanced landscaping, and specific use and operational parameters are being

proposed to mitigate the impacts.

The subject site is designated GC, General Commercial, on the Long Range Land

Use Map and is zoned B-1, Business. The proposed facility is planned within an

area that is designated for commercial uses.

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

Commission has been advertised for June 6, 2018.

II. 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 GC, General Commercial, Long Range Land Use designation?

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

impacts to existing levels of service?

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

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


June 8, 2018

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 Special Use Permit SUP2018-00026, Chick-fil-A at Sudley

Manor Drive, subject to conditions dated April 19, 2018, found in Attachment C.

1. Comprehensive Plan Consistency Analysis:

a) Long-Range Land Use - The site is designated GC, General

Commercial, on the Long Range Land Use Map. The existing zoning

B-1 implements the GC planning designation.

b) Level of Service (LOS) - The LOS for the ±487-square-foot building

expansion will be mitigated as follows:

Fire & Rescue $0.61 per SF 487 sq. ft. $297.07

TOTAL $297.07

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

property owners within 500 feet. As of the date of this report, the Planning

Office has not received any input from the community.

3. Other Jurisdictional Comments - The project is outside the required

notification area of nearby jurisdictions.

4. Legal Uses of the Property - If the SUP is approved, ±487-square-foot

addition to an existing Chick-fil-A restaurant, dual drive-through lanes with

two ordering locations and associated canopy, and signage, could be

constructed on the site subject to the proposed conditions. Legal issues

resulting from Planning Commission’s action are appropriately addressed by

the County Attorney’s Office.

5. Timing - The Planning Commission has until September 18, 2018, 90 days

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

the special use permit would meet the 90-day requirement.

B. Recommend denial of Special Use Permit SUP2018-00026, Chick-fil-A at Sudley

Manor Drive.


June 8, 2018

1. Comprehensive Plan

a) Long-Range Land Use - If the application is denied, the land use

designation of the site would remain GC, General Commercial, on the

Long Range Land Use Map, and the zoning classification would

remain B-1, General Business.

b) Level of Service - 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 500 feet. As of the date of this report, the Planning

Office has not received any input from the community.

3. Other Jurisdictional Comments - The project is outside the required

notification area of nearby jurisdictions.

4. Legal Uses of the Property - If the SUP application is denied, a second drive-

through lane could not be constructed on the site. Legal issues resulting from

Planning Commission’s action are appropriately addressed by the County

Attorney’s Office.

5. Timing - The Planning Commission has until September 18, 2018, 90 days

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

the special use permit would meet the 90-day requirement.

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

approval of Special Use Permit SUP2018-00026, Chick-fil-A at Sudley Manor Drive, subject

to conditions dated April 19, 2018.

Staff: Ana Rivera, x 7128

Attachments

A. Area Maps

B. Staff Analysis

C. Proposed Conditions

D. Special Use Permit Plan

E. Canopy Details

F. Signage

G. Historical Commission Resolution

Attachment A – Maps

VICINITY MAP


Page A-1


AERIAL MAP


Page A-2


EXISTING 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

Economic Development 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 Future Land

Use Map Designation Zoning

North

Bull Road Commercial Center

across Sudley Manor Drive and

pharmacy across access road.

REC, GC B-1

South Fast food restaurant. GC B-1

East Office building and indoor

recreation and access road. GC O(H)

West Bull Road Commercial Center

across Sudley Manor Drive. REC, GC B-1



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 site is located within the Development Area of the County, and is classified GC, General

Commercial, on the Long Range Land Use Map within the Comprehensive Plan. The following

table summarizes the uses and densities intended within the GC designation:

Long Range Land

Use Map Designation Intended Uses and Densities

General Commercial

(GC)

The purpose of the General Commercial classification is to recognize

areas of existing commercial activity along major County roadways

that serve a local market rather than a regional market. Access to GC

uses shall be limited to abutting arterial or collector roadways, rather

than from lesser abutting roadways, except where interparcel

connections are provided between abutting GC sites. Pedestrian access

to adjacent and nearby residential areas where appropriate shall be

encouraged. Primary uses in the GC are retail, retail service, and

lodging uses. Office use shall be considered a secondary use and shall

represent no greater than 25 percent of the total GC gross floor area of

the project. Infill and redevelopment of areas identified as GC are

encouraged, particularly with new or relocated commercial uses that

are of a scale similar to surrounding uses. Designation of new GC areas

is discouraged. Office development in GC 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.

Office buildings in GC areas are preferred at a height of at least 2-3

stories.

This is a request to allow a ±487-square-foot addition to an existing Chick-fil-A restaurant, dual

drive-through lanes with two ordering locations, a canopy, and sign modifications. Technically,

this is an amendment of SUP#PLN2007-00461 and SUP #PLN2008-00230. If approved, the SUP

amendment will supersede the previously approved SUPs.



Page B-3

Proposal’s Strengths

Land Use Consistency – The proposed use will be consistent with the surrounding retail uses.

The existing restaurant is the type of service retail that is compatible with the GC, General

Commercial, designation which recommends retail and retail service uses. This use is permitted

by-right in the B-1, General Business and drive-through facilities are allowed with a SUP in this

zoning district. This SUP is proposed to allow a second drive-through lane, whereas one lane

has been previously approved.

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.

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.


Building Orientation - The building front is oriented towards Sudley Manor Drive and the drive-

through will be along of the side and rear where it will be less visible from the roadway.

Interparcel Access - There is interparcel access to the site through the adjoining Walgreens and

Starbucks sites.

Architecture - The proposed building addition will remain in substantial conformance with the

previously approved elevations. The design incorporates consistent materials such as brick and

stone compatible with the existing building.

Retaining wall – Minor changes in the parking area will require the construction of a 4’ tall

retaining wall. The design, materials and colors for the retaining wall will be compatible with

those used in the existing restaurant building.



Page B-4

Canopy Elevations - The Applicant has provided detailed canopy elevations. The design of the

canopy and supports will be compatible with the building architecture.

Pedestrian Connections - A pedestrian access to the restaurant exists along Sudley Manor Drive

on the north side of the site. The existing access will not be impacted by the additional drive-

through lane. Pedestrian connectivity is encouraged by the Comprehensive Plan.

Location of Loading Space and Refuse Storage Area - The refuse storage area and loading area

are located to the back side of the site, where it will be less visible. The plan shows landscaping

and dumpster enclosure for screening.

Signage - The signage for the proposed use will be in compliance with the Zoning Ordinance

and DCSM as conditioned. No freestanding signage will be located within the SUP area.

Landscaping - The Applicant has provided a landscape plan, dated April 24, 2018, which

illustrates how the loss of landscaping due to parking space relocation will be supplemented on

site.


None identified.

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

Community Design Plan.

Cultural Resources Plan Analysis

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

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

Resources Plan recommends identifying, preserving, and protecting Prince William County’s

significant historical, archaeological, architectural, and other cultural resources—including those

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

and visitors. To facilitate the identification and protection of known 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 property does not appear on the Historic Sensitivity Area or other cultural resource inventories.

The subject site has been previously disturbed and is developed with an existing commercial

building and paved surfaces within a shopping center area. The site has no potential for



Page B-5

archaeological resources and no additional review is necessary. This proposal went before the

Historical Commission on March 13, 2018, and no further work was recommended.


Cultural Resources - There are no known cultural resources located on the subject site. The

proposed use will have no impact on cultural resources.


None identified.

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

Resources Plan.

Economic Development

An enhanced, diverse nonresidential tax base creates quality jobs, allowing people to live, work and

recreate in Prince William County. The Economic Development Plan sets out policies and action

strategies that further the County’s goal of attracting and fostering the growth of environmentally

sound industries to create quality jobs and diversify the nonresidential tax base, creating a climate

where citizens can live and work in Prince William County. The plan includes recommendations

relating to business attraction, retention and expansion, the provision of adequate infrastructure,

redevelopment of less competitive areas, telecommuting and other information-age opportunities,

and recognition of tourism as an industry.


Non-Residential Development - Commercial space on the subject site enhances the County’s

nonresidential tax base. This is consistent with the Prince William County Strategic Plan 2017-

2020.


None identified.


Economic Development 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



Page B-6

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.

An Environmental Constraints Analysis (ECA) was not required with this SUP application because

the site has already been impacted with the existing restaurant. Only a small portion of the site is

located within a Resource Protection Area (RPA) and there are no mapped streams on the subject

site.

The site is located in Subwatershed #166, which drains into Lake Linden and into the Bull Run

watershed. The subject site is fully developed and no new land disturbance is being proposed.


Landscaping - The site will be landscaped with a mix of drought-resistant, indigenous

evergreen, deciduous and ornamental trees and shrubs in the quantities and locations shown on

the landscape plan, and as conditioned.

Stormwater Management Facilities - The Applicant intends to use an off-site regional

stormwater facility to the north of the site across Sudley Manor Drive adjacent to the Festival at

Bull Run shopping center. If off-site facilities do not meet stormwater management

requirements, the Applicant is conditioned to provide on-site underground facilities.


Impervious Surfaces - The development proposes an increase in paving areas to accommodate

the second drive-through lane.


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-7

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 Stonewall Jackson Fire and Rescue Station 11. It is estimated that the

travel time would be within the recommended four minute travel time; however, the number of

emergency incidents assigned to the station exceeds their workload capacity.

The development, as proposed, will generate a need for a capital expenditure of $0.61 per square

foot of the new building area. As a result of applying the established LOS standards for fire and

rescue to the subject application, a development condition has been drafted to address this issue.


Monetary Contribution - The conditions require a monetary contribution of $0.61 per square

foot of building addition to mitigate impacts on Fire and Rescue services.

4.0 Minute Response Time - The site is within the recommended 4.0-minute travel time for fire

suppression and basic life support.

8.0 Minute Response Time - The site is within the recommended 8.0-minute travel time for

advanced life support.


Capacity - The nearest station, Stonewall Jackson, is operating over the recommended capacity

of 2,200 incidents for FY 2017.

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 plan 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 plan 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 plan also encourages effective and reliable public safety

communications linking emergency responders in the field with the Public Safety Communications

Center.



Page B-8


No Significant Impacts - At this time, the Police Department does not believe this application

will create a significant impact on Police calls for service.

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 subject property is within the Development Area of the County and is within the Prince

William County Service Authority service area. The existing restaurant is served by public water.


Water Connection - Public water service is available on site from an 8-inch water main.


None identified.

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

Water Plan.



Page B-9

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 Suburban Residential Rural (SRR), as well as the rural area.

The site is located in the Development Area within the Prince William County Service Authority

area. The existing restaurant is served by public sewer.


Sewer Connection - The public sewer connection is available on-site from an existing 16-inch

gravity sewer main.


None identified.

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

Sewer Plan.

Transportation Plan Analysis

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

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

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

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

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

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

The plan includes recommendations addressing safety, minimizing conflicts with environmental

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

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

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

and intersections, reduce traffic demand through transportation demand management strategies,

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

pathways, and improved and coordinated access to transit facilities.



Page B-10

A traffic impact analysis (TIA) was not required for this application. There is no estimated net

traffic increase for the proposed use. The site has frontage on Sudley Manor Drive and gains shared

vehicular access through the adjoining Walgreens and the Starbucks sites.


Level of Service - The proposal will not affect the existing level of service, or adversely affect

visibility along any of the adjoining thoroughfares.

Drive-Through Stacking Spaces - As shown on the SUP plan, the stacking spaces for the drive-

through meet the DCSM requirements.

Drive-through Circulation - The drive-through circulation is one-way in a counter-clockwise

direction.

Sidewalks and Internal Pedestrian Connections - There is an existing sidewalk along Sudley

Manor Drive, and sidewalks around the periphery of the south and west sides of the building

and a crosswalk/sidewalk connecting the two. Pedestrian connectivity is encouraged by the

Comprehensive Plan.


None identified.


Transportation Plan.

Strategic Plan

This section of the report is intended to address the project’s alignment with the outcomes provided

within the County’s Strategic Plan. The Strategic Plan posits that individuals, families and

businesses prefer communities with a robust economy; easy access to jobs, services and activities;

that support even the most vulnerable in the community; are safe and secure; and provide a quality

education that assures lifelong learning and steady employment. From this analysis, the Strategic

Plan Team developed five strategic goal areas to guide Board actions: “Robust Economy,”

“Mobility,” “Wellbeing,” “Safe and Secure Community,” and “Quality Education and Workforce

Development.” It is important to note that no single area is viewed as more critical than another.

Rather, each are interrelated and have direct impact on each other. Collectively, these goal areas

impact the quality of life in all facets of the community 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 aspects of the proposal relative to the Strategic Plan are as

follows:



Page B-11

Increase commercial tax base

Increase commercial tax base as a percentage of overall tax revenue to 35%.

Increase at-place employment

Increase growth in at-place employment by more than 3,300 jobs per year.

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.

Minimum Design Criteria

Staff and other agencies that have reviewed the proposal noted the following minimum design

criteria. The development proposal will be reviewed for compliance with all minimum standards at

the time that the Applicant submits detailed site development information prior to the issuance of

permits. The listing of these issues is provided to ensure that these concerns are a part of the

development record. Such issues are more appropriately addressed during the site plan review.

None identified.

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:

Building Official

County Archaeologist

Crime Prevention Police

Fire Marshal’s Office

Historical Commission

Land Development Case Manager

Long Range Planning

Planning Case Planner

Planning GIS Specialist



Page B-12

Service Authority

Transportation Department

VDOT Fairfax

Watershed Management

Attachment C

Proposed Conditions dated April 19, 2018


Page C-1

Owner: Manassas Crossroads Retail, L.L.C.

Applicant: Chick-fil-A, Inc.

Special Use Permit: SUP #2018-00026, Chick-fil-A at Sudley Manor Drive

Prince William County GPIN 7697-30-3786

Special Use Permit Area: +/-1.21 acres

Magisterial District: Gainesville

Date: April 19, 2018

The following conditions supersede the conditions associated with SUP #PLN2007-00461 and

SUP #PLN2008-00230 and 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 (SUP) 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 shall file a site plan within one (1) year of approval of this special use permit by

the Board of County Supervisors and shall have up to five (5) years from the date of final site

plan approval to commence the proposed use. The restaurant with drive through facilities use has

commenced on the Property. Accordingly the one and five year requirements have been

satisfied. Issuance of an occupancy permit constitutes commencement of the use.

1. Site Development - The Applicant shall develop the site in substantial conformance with

these conditions and the special use permit plan entitled “Chick-fil-A Sudley Manor SUP

Plan,” prepared by Bohler Engineering, dated January 30, 2018, last revised April 19,

2018 (sheet 2) (hereinafter, the “SUP Plan”). Minor modifications to the SUP Plan may

be allowed in order to meet applicable regulations and standards necessary to gain final

site plan approval for this development or to coordinate with adjoining developments.

2. Use Parameters

a. Use Limitations - The use shall be limited to a restaurant with a maximum of two

drive-through service lanes as shown on the SUP Plan.

b. Hours of Operation - Hours of operation may be 24-hours per day, seven days per

week.

c. Outdoor Speaker System - This system shall be limited to two speakers to be used

for ordering, and shall not be audible outside of the SUP area.

Attachment C



Page C-2

3. Community Design

a. Architecture - The design of the building including materials and colors shall

remain in substantial conformance with the elevations that appear on the Exterior

Elevations Plans entitled “Chick-Fil-A at Manassas Crossroads” dated April 5,

2007 (hereinafter, the “Illustrative Building Elevations”), and shall be the same or

similar lighter colored brick on the top of the exterior façade walls and darker

colored brick on the bottom of the exterior façade walls to remain consistent with

the other buildings in Manassas Crossroads. The portion of the building labeled

“Proposed Addition” on the SUP Plan shall be compatible with the Illustrative

Building Elevations (i.e., the existing building). Minor modifications from these

elevations may be allowed in order to meet applicable regulations and standards

necessary to coordinate with adjoining developments in terms of colors, materials

and finishes. The Applicant shall submit the architectural construction plan

drawings, two weeks prior to the request for the building permit release letter, for

review and approval of compatibility with the Illustrative Building Elevations by

the Planning Office.

b. Refuse Storage Area - The refuse storage areas shall not be located within any

setback area and shall be screened with a solid masonry enclosure (brick), which

is compatible with the building, and gates that prohibit viewing this area from

adjoining properties and public rights-of-way. The gates shall remain closed

when not in use and the trash containers shall be emptied as necessary to prevent

odors or infestation by vermin.

c. Landscaping - Landscaping, as evidenced on the final site plan, shall be provided

by the Applicant substantially as shown on the landscape plan entitled “Chick-fil-

A Sudley Manor – Landscape Plan,” prepared by Bohler Engineering, dated

January 30, 2018, last revised April 19, 2018 (hereinafter, the “Landscape Plan”),

and shall meet the minimum requirements of the DCSM and the following

standards at the time of planting:

i. Sudley Manor Drive Frontage - The landscaping along Sudley Manor

Drive shall contain the following: a 10-foot wide landscaping strip

containing a minimum of 80 plant units per 100 linear feet of frontage.

The planting strip and planting areas shall not be located in existing or

proposed right-of-way or parallel utility easements unless permitted by the

easement holder.

ii. Deciduous Trees - Deciduous trees shall have a minimum caliper of 2.5

inches as measured 4 feet above grade level. No less than one-third of all

the required tree canopy shall be large and medium deciduous trees.

iii. Evergreen Trees - Plant material shall be a minimum of seven feet in

height.

Attachment C



Page C-3

iv. Evergreen Shrubs - The height of shrubs shall be a minimum of three feet.

v. Drought-Resistant and Indigenous Plantings - All plantings shall be

drought-resistant and indigenous or other species approved at final site

plan.

vi. Utilities - Proposed utility easements shall be located within the parking

lots and travelways to avoid landscape areas with minimal perpendicular

(or near perpendicular-varying up to 10° from 90°) landscape area

crossings, subject to approval at final site plan. Any existing on-site utility

poles shall be removed and all existing and/or proposed utilities such as

power, cable, and telephone shall be placed underground.

d. Signs

i. Sign Package - In accordance with Zoning Ordinance Section 32-250.24,

signage shall be implemented in substantial conformance with the sign

package entitled Illustrative Sign Package #SUP2018-00026, dated April

19, 2018, and the sign location plan entitled “Store Series 06-C Manassas

Crossroads” Sheet 1 by Bohler Engineering dated January 22, 2008,

revised through February 5, 2008 and the conditions herein.

ii. Freestanding Signage - There shall be no freestanding signage (other than

preview/ordering boards and directional signage) on the property.

iii. Maintenance - All façade signs shall be well-maintained at all times. Any

burned out lighting shall be replaced within 48 hours.

iv. Substantive Changes to Signage - Any increase in size and/or quantity of

façade signage at the subject site that is not consistent with the SUP Plan,

sign package and conditions of this special use permit shall require a new

special use permit application.

v. Sign Permits - Sign permits are required for all façade signs. Color, scaled

renderings of all signage shall be submitted in conformance with the

conditions herein as part of the sign permit approval process.

vi. Traffic Signs - Appropriate signs such as “Stop”, “One-Way”, “Do Not

Enter”, and “Yield to Pedestrians” shall be provided for safe vehicular

circulation and pedestrian crossing from the parking lot to the building.

e. Lighting - Freestanding lighting fixtures shall be compatible in terms of the design

and height with the lighting used in the rest of the Manassas Crossroads

development i.e. adjoining sites to the north and south used for Walgreens and

Starbucks. Compliance shall be demonstrated on the approved final site plan. No

neon or spot lighting shall be permitted.

Attachment C



Page C-4

f. Pedestrian Access - A sidewalk and crosswalk as shown on the SUP Plan shall be

provided on the final site plan between the building and the existing sidewalk

along Sudley Manor Drive. If the existing sidewalk along Sudley Manor Drive is

removed due to the addition of (a) turn lane(s), the Applicant shall replace it with

a 5-foot wide sidewalk within the right-of-way.

g. Maintenance of Property

i. Site Maintenance - The Owner/Applicant shall maintain the site and shall

pick up trash, litter, and debris on a daily basis or more frequently as

needed.

ii. Graffiti Removal - Graffiti on the site shall be removed immediately by the

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

buildings or structures not permitted by sign regulations in Sec. 32-250.21

et seq. of the Zoning Ordinance. Any graffiti is to be reported to the

Prince William County Police Department before removal.

4. Environment

a. Grease Trap - An appropriately sized and designed grease trap shall be provided

on site and shown on the final site plan. The grease trap shall be properly

maintained to prevent grease build-up in the force main or gravity sewer.

b. Stormwater Management - Unless provided off-site, the applicant shall construct

on-site underground stormwater management facilities as determined at final site

plan.

5. Fire and Rescue

a. Monetary Contribution - The Owner/Applicant shall make a $0.61 per square foot

of proposed additional building area (+/- 487 SF) monetary contribution for fire

and rescue services to the Board of County Supervisors prior to, and as a

condition of issuance of the final site plan approval.

6. Transportation

a. Access Points - There shall be no direct vehicular access point from the subject

SUP area to Sudley Manor Drive. Access shall remain as depicted on the SUP

Plan.

b. Loading/Unloading - Deliveries by large tractor trailers shall be prohibited

between the hours of 7:00 a.m. to 9 a.m. and 5:00 p.m. to 7:00 p.m., Monday

through Friday.

Attachment C



Page C-5

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

sewer with the applicant bearing all costs associated with providing all on- and off site

facilities necessary to meet the demand generated by the proposed special use.

8. Handicapped Parking and Signage - Parking and signage for handicapped customers shall

be provided by the applicant in accordance with the Design and Construction Standards

Manual and other current standards.

9. Escalator - In the event the monetary contributions set forth in the development

conditions are paid to the Prince William County Board of County Supervisors within

eighteen (18) months of the approval of this special use permit, as applied for by the

Applicant, said contributions shall be in the amounts stated herein. Any monetary

contributions set forth in the development conditions which are paid after eighteen (18)

months following the approval of this special use permit shall be adjusted in accordance

with the Urban Consumer Price Index (CPI-U), published by the United States

Department of Labor, such that at the time contributions are paid they shall be adjusted by

the percentage change in the CPI-U from that date eighteen (18) months after final

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.

P0806462

Attachment D – Special Use Permit Plan

Dated January 30, 2018 and revised on April 19, 2018


Page D-1




Page D-2




Page D-3

Attachment E – Canopy Details

Dated April 19, 2018


Page E-1

Attachment F – Signage

Dated April 19, 2018


Page F-1

Attachment G – Historical Commission Resolution


Page G-1

Attachment G – Historical Commission Resolution


Page G-2

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