county of prince william board of county...

Craig S. Gerhart

County Executive

COUNTY OF PRINCE WILLIAM OFFICE OF EXECUTIVE MANAGEMENT 1 County Complex Court, Prince William, Virginia 22192-9201 (703) 792-6600 Metro 631-1703 FAX: (703) 792-7484

BOARD OF COUNTY SUPERVISORS Sean T. Connaughton, Chairman Maureen S. Caddigan, Vice Chairman Hilda M. Barg W.S. “Wally” Covington, III John D. Jenkins Martin E. Nohe Corey A. Stewart John T. Stirrup

July 19, 2006

TO: Board of County Supervisors FROM: Stephen K. Griffin, AICP Director of Planning THRU: Craig S. Gerhart

County Executive

RE: Special Use Permit # PLN2006-00423, Pizza Hut – Wing Street Coles Magisterial District

I. Background is as follows:

A. Request – This is a request for a special use permit to allow a carry-out restaurant in the Hoadly Road/Food Lion shopping center. The applicant (Pizza Hut Restaurants) also requested a modification to the number of signs permitted. The applicant proposes to occupy a 1,314 square foot portion of the existing shopping center site. The location of the proposed new carry-out restaurant is near the northwest corner of Hoadly Road, Dale Boulevard and Token Forest Drive. The proposed use would be located within an interior unit of the shopping center.

B. Location - The subject site is located along the north side of Hoadly Road at the northeast quadrant of the intersection with Purcell Road (see maps in Attachment A). The site is identified on County maps as GPIN 7793-80-3935.

C. Comprehensive Plan - The subject site is designated Neighborhood Commercial (NC) in the Comprehensive Plan.

D. Zoning/Acreage - The subject site is zoned B-2, Neighborhood Business, and is within a designated Highway Corridor Overlay District (HCOD), established after February 20, 1996..

E. Adjacent Land Uses – The use is proposed as an in-line unit in the Hoadly Road/ Food Lion shopping center. (See maps in Attachment A.) The site is surrounded by the Prince of Peace Church to the east, vacant land to the west, single-family detached homes, and Hoadly Road (Rte. 642) to the south and Token Forest Drive and a church to the north.

SUP #PLN2006-00423, Pizza Hut - Wing Street Board of County Supervisors Staff Report July 19, 2006

II. Current Situation is as follows:

A. Planning Commission Recommendation – The Planning Commission recommends approval of Special Use Permit #PLN2006-00423, Pizza Hut -Wing Street, subject to the conditions dated May 5, 2006 found in Attachment C. See Attachment B for the staff analysis. Staff concurs with the Planning Commission’s recommendation.

B. Public Hearing – A public hearing has been advertised for July 25, 2006, before the Board of County Supervisors.

III. Issues in order of importance are:

A. Comprehensive Plan

1. Long-Range Land Use – Is the special use permit consistent with those uses intended in the Neighborhood Commercial designation?

2. Level of Service – How does the proposal address the Policy Guide for Monetary Contributions in place January 1, 2004.

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

C. Legal Uses of Property – What uses are allowed on the property? How are legal issues resulting from Board of County Supervisors action addressed?

D. Timing – When must the Board of County Supervisors take final action on this application?

IV. Alternatives beginning with the staff recommendation are as follows:

A. Approve Special Use Permit #PLN2006-00423, Pizza Hut - Wing Street, subject to the conditions dated May 5, 2006 found in Attachment C.

1. Comprehensive Plan

a) Long-Range Land Use – The proposed special use permit is for a carry-out restaurant in a tenant space in an existing shopping center. A restaurant in a B-2 zoning designation is consistent with the NC, Neighborhood Commercial, land use designation of the property.


b) LOS - The proposed use will generate additional fire and rescue service demands. The conditions of the SUP will partially mitigate these impacts as follows:

Fire and Rescue

$0.56/sq. ft.

Approximate area of building – 1314 SF

Contribution amount $735.84

2. Community Input – The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, no issues have been expressed to the Planning Office, nor were any expressed at the Planning Commission public hearing.

3. Legal Uses of the Property – A carry-out restaurant would be allowed pursuant to the approved conditions of an SUP. Legal issues resulting from Board of County Supervisors action are appropriately addressed by the County Attorney’s office.

4. Timing – It should be noted that this application was accepted on January 9, 2006 and the Board of County Supervisors (BOCS) generally has one year to act from the date of acceptance.

B. Deny Special Use Permit #PLN2006-00423, Pizza Hut - Wing Street.

1. Comprehensive Plan

a) Long-Range Land Use – The property would continue to be designated Neighborhood Commercial.

b) Level of Service – Denial would not have an impact on existing level of service and, therefore, the policy guide is not applicable.

2. Community Input – The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, no issues have been expressed to the Planning Office, nor were any expressed at the Planning Commission public hearing.

3. Legal Uses of the Property – Those uses allowed by right in the B-2 zoning district, and under the proffers of the existing zoning, would be permitted. Legal issues resulting from Board of County Supervisors action are appropriately addressed by the County Attorney’s office.


4. Timing - It should be noted that this application was accepted on January 9, 2006 and the Board of County Supervisors (BOCS) generally has one year to act from the date of acceptance.

.

V. Recommendation is that the Board of County Supervisors accept alternative A and approve SUP#PLN2006-00423, subject to the conditions dated May 5, 2006.

Staff: Steele Knudson, X6908

Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. Planning Commission Resolution

MOTION: July 25, 2006

Regular Meeting SECOND: Ord. No. 06- RE: SUP #PLN2006-00423, PIZZA HUT – WING STREET COLES MAGISTERIAL DISTRICT ACTION: WHEREAS, this is a request for a special use permit to allow a carry-out restaurant in the Hoadly Road/Food Lion shopping center. The applicant (Pizza Hut Restaurants) requested a modification to the number of signs permitted. The site is located along the north side of Hoadly Road at the northeast quadrant of the intersection with Purcell Road and is identified on County maps as GPIN 7793-80-3935. The subject site is designated Neighborhood Commercial (NC) in the 2003 Comprehensive Plans; and WHEREAS, staff has reviewed the subject application and recommends approval, as stated in the staff report; and WHEREAS, the Planning Commission held a public hearing on this item on May 17, 2006, and recommends approval, as stated in Res. #06-084; and WHEREAS, a public hearing, duly advertised in a local newspaper for a period of two weeks, was held on July 25, 2006, and interested citizens were heard; and WHEREAS, general welfare and good zoning practice are served by the approval of the application; NOW, THEREFORE, BE IT ORDAINED that the Prince William Board of County Supervisors does hereby approve Special Use Permit #PLN2006-00423, Pizza Hut – Wing Street, subject to the conditions dated May 5, 2006; and BE IT FURTHER ORDAINED that the Board of County Supervisors’ approval and adoption of any conditions does not relieve the applicant and/or subsequent owners from compliance with the provisions of any applicable ordinances, regulations, or adopted standards.

Votes:Ayes: Nays: Absent from Vote: Absent from Meeting: For information: Planning Director

Mr. Phillip Sanders 4875 Dolton Drive, Suite A Virginia Beach, VA 23462 CERTIFIED COPY___________________________________________________________

Clerk to the Board

Attachment A - Maps VICINITY MAP

SUP #PLN2006-00423, Pizza Hut - Wing Street Page A-1

Attachment A - Maps AERIAL MAP


Attachment A - Maps EXISTING LAND USE AND ZONING MAP


Attachment A - Maps LONG-RANGE LAND USE MAP


Attachment B – Staff Analysis

Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff’s analysis of the applicant/owner’s request. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report.

Plan Consistency Reasons

Long-Range Land Use Yes A carry-out restaurant in the B-2 zoning districtuse and is consistent with the Neighborhood Commercial (NC) designation of the property.

Community Design Yes No significant changes are proposed to the architecture of the shopping center. Proposed conditions of approval address signage.

Environment Yes The proposal to use an existing tenant space in the Hoadly Road/Food Lion shopping center is not anticipated to have any environmental impacts.

Fire and Rescue Yes The site is located within 3.2 minutes of thePrincedale Fire and Rescue Station #18, which meets the level of service standard of four minutes for first unit travel time.

Potable Water Yes The site is served by public water.

Sewer Yes The site is served by public sewer.

Transportation Yes No impacts to level of service are anticipated; the proposal is anticipated to affect circulation primarily within the shopping center. A proposed condition requires the applicant ensure that vehicles are not parked in inappropriate areas and that delivery vehicle parking is designated.

SUP #PLN2006-00423, Pizza Hut -Wing Street Page B-1


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 Plan Map Designation

Zoning

North Church / Single Family Homes

SRR & ER SR-1

South Residential /retail RPC RPC East Food Lion Grocery Store /

Church / Gas Station NC / ER A-1

West Vacant / Future CVS Pharmacy

NC/RPC RPC

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 its residents and employers need. The Long Range Land Use Plan sets out policies and action strategies that further the County’s goal of providing a land use pattern that encourages fiscally sound development and achieves a high quality living environment. In addition to delineating land use designations on the Long Range Land Use Map, the plan includes recommendations relating to ensuring adequate land for economic development opportunities, providing for a diverse housing market, protecting against the encroachment of incompatible land uses, encouraging infill development within the development area, protecting environmentally sensitive lands, promoting mixed use development where appropriate, encouraging the provision of adequate public facilities for existing and planned development, preserving valuable open space and environmental resources, encouraging higher density development near existing and future transit facilities, and utilizing the sector planning process to provide more detailed recommendations where appropriate. This site is located within the development area of the County and is designated NC, Neighborhood Commercial, in the Comprehensive Plan. The following table summarizes the uses and densities intended within the NC designation:



Long Range Land Use Plan Classification

Land Uses Intended

Neighborhood Commercial (NC)

The purpose of the Neighborhood Commercial classification is to provide commercial areas to serve surrounding residential neighborhoods. NC-designated areas shall be planned and developed in a comprehensive, coordinated manner. NC project shall not be nearer than one mile from any other NC area or project, or any GC or Convenience Retail (CR) area or project. The site orientation of an NC project shall be toward surrounding neighborhoods, with project access from primary neighborhood-serving roadways, rather than from roadways serving pass-through/pass-by traffic. Pedestrian access to and from the surrounding neighborhood, where appropriate, shall be encouraged. Primary uses in the NC classification are the retail and retail service uses permitted in the B-2, Neighborhood Business, zoning district and/or mixed-use buildings that combine retail/retail service uses on the first floor only and residential uses on no more than two additional floors, with a special use permit. In order that the neighborhood-serving function of NC uses can be maintained, maximum NC project size shall be 15 acres and the maximum size of nonresidential uses shall be 80,000 gross square feet, with no single use (other than a grocery store, general store, or drug store) to be larger than 8,000 gross square feet.

This is a request for a special use permit to allow a carry-out restaurant in the Hoadly Road/Food Lion shopping center. The applicant (Pizza Hut Restaurants) requested a modification to the number of signs permitted. The applicant proposes to occupy a 1,314 square foot portion of the existing shopping center site. The location of the proposed new carry-out restaurant is near the northwest corner of Hoadly Road, Dale Boulevard and Token Forest Drive. The proposed use would be located within an interior unit of the shopping center.

Proposal’s Strengths • Proposed Use – The proposal is for a carry out restaurant to be located in a tenant space in

the Hoadly Road/Food Lion shopping center. A special use permit is necessary for carry out restaurants. This application is consistent with the NC designation of the property.



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 streetscape, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. The site is located within the Hoadly Road Highway Corridor Overlay District. No changes to the property are proposed except signage for the new restaurant and designated parking for delivery vehicles. Proposal’s Strengths • Architecture – The applicant is not proposing any change to the existing architecture of the

Hoadly Road/Food Lion Shopping Center. • Signage – The proposed conditions address signage for the proposal. Signage is required to

be in accordance with the Zoning Ordinance. Proposal’s Weaknesses • None identified.

On balance, this application, is found to be consistent with the relevant components of the Community Design 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 that 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. The shopping center site is located in Subwatershed # 416, which drains into Crooked Creek, a tributary of the Occoquan River. Approximately 20% of the southern portion of the site is located in Subwatershed #820, which drains into a tributary of Neabsco Creek. There are no portions of the site designated as Environment Resource on the Long-Range Land Use Map or mapped as Resource Protection Area (RPA). RPA originally mapped for this shopping center was removed per a PASA in 2004. There are no slopes greater than 15 percent on the site. The site is an existing shopping center. Proposal’s Strengths • No Impacts – The proposal does not add any impervious area to the site, and no changes are

proposed. The proposal is not expected to have any environmental impacts. • SWM – Stormwater Management (SWM/BMP) for this SUP site will be handled by the

existing SWM/BMP facility for the shopping center. Proposal’s Weaknesses • None identified.

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



Fire and Rescue Plan Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County’s goal of providing timely response to fire, medical, hazardous material and natural disaster emergencies. The plan includes recommendations relating to equipment and facility needs to meet desired levels of service and encouraging the use of fire and safety features beyond the minimum required by the Virginia Uniform Statewide Building Code. The site is located within 3.2 minutes of the Princedale Fire and Rescue Station #18, with remaining capacity, which meets the level of service standard of four minutes for first unit travel time. Proposal’s Strengths • Existing Shopping Center – The proposal is located within an existing shopping center; no

additional impacts to fire and rescue services are anticipated. • Level of Service - The SUP conditions require the applicant to contribute a monetary

contribution to mitigate the impact of the proposed use on fire and rescue services. Proposal’s Weaknesses • None identified.

On balance, this application is found to be consistent with the relevant components of the Fire and Rescue 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 and sewer to the development. The site is currently served by public water. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows.



Proposal’s Strengths • Connection to Public Water - The applicant is required to comply with Zoning Ordinance

Section 32-250.74, which mandates connection of the site to public water service. The SUP conditions require the applicant to design and construct all on-site and off-site water utility improvements necessary to develop the subject use

Proposal’s Weaknesses • None identified.

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

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 currently served by public sewer; however, the back flow prevention assembly must be installed and the grease trap verified for adequacy. If no grease trap is present, one must be installed. Proposal’s Strengths • Sewer Connection - The applicant is required to comply with Zoning Ordinance Section 32-

250.74, which mandates connection of the site to public sewer service. The SUP conditions require the applicant to design and construct all on-site and off-site sewer utility improvements necessary to develop the subject use.

• Condition of Approval – A proposed condition of approval requires an appropriately sized

and designed grease trap to be installed. Proposal’s Weaknesses • None identified.

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



Transportation Plan Analysis By providing a multi-modal approach to traffic circulation, Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County’s goal of providing a complete, safe and efficient multi-modal circulation system that includes sufficient capacity to meet the demands placed upon it. The plan includes recommendations relating to improving existing service levels, increasing capacity of the existing system, minimizing negative impacts to environmental and cultural resources, supporting targeted industries and major activity centers, exploring innovative funding mechanisms, promoting regional approaches to transportation issues, and promoting transit opportunities. At a minimum, projects should include strategies that result in a LOS of “D” or better on all roadways, the dedication of planned rights-of-way, the provision of pedestrian pathways, and access to mass transit and other commuter facilities, as appropriate. The Hoadly Road/Food Lion Shopping Center has access via Hoadly Road and Token Valley Road. A TIA was not required, as the proposal did not exceed the thresholds established by the County. It is expected that the proposal will primarily affect internal traffic circulation at the shopping center. A TIA was prepared for the overall center. The overall center includes adequate parking for this use. Proposal’s Strengths • Level of Service – The proposal is not anticipated to significantly affect the level of service

on adjacent roadways. • Delivery Vehicles – A proposed condition of approval requires that the applicant ensures that

delivery vehicles are parked in a designated area. Proposal’s Weaknesses • None identified. On balance, this application, is found to be consistent with the relevant components of the Transportation Plan.



Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County’s responsibilities in considering land use issues. • Safety and Security Measures - Many of the issues that were raised by agencies are security

and safety related. The Police Department has contributed significantly to the security plan that is attached to the proposed SUP conditions.

Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant chapters of the Comprehensive Plan in this report. Individual comments are in the case file in the Office of Planning: Planning Office, Urban Designer Public Works, Environmental Services Division Public Works, Transportation Division PWC Service Authority Police Department Planning Office, Archaeologist VDOT


Attachment C – Proposed Conditions

SPECIAL USE PERMIT CONDITIONS Applicant: Pizza Hut Restaurants

Special Use Permit (SUP) #PLN2006-00423, Pizza Hut – Wing Street Prince William County GPIN: 7993-80-8045 (the “Property”)

Special Use Permit Area: ±1,314 square feet Zoning: B-2, Neighborhood Business

Magisterial District: Coles Date: May 5, 2006

The following conditions are intended to offset some of the impacts of the proposal and would render the application consistent with the applicable chapters of the Comprehensive Plan. If the conditions of this special use permit or “The Plan” are in conflict with the Zoning Ordinance, approved proffers, or the Design and Construction Standards Manual (DCSM), the more restrictive shall apply unless otherwise specified herein. 1. Site Development – The site is part of the existing Hoadly Road/Food Lion shopping

center. No site development is proposed as part of this special use permit. 2. Use Limitations –

a) Use of Tenant Space – The use of the 1,314 square foot tenant space identified for Pizza Hut / Wing Street on the Sheet A4.1 (the “Plan”), prepared by GPD Associates, dated 12/08/05, shall be limited to a restaurant, carry-out, use only.

b) Area of Special Use Permit – This special use permit shall apply only to the above

noted tenant space, shown as Pizza Hut - Wing Street on the Plan. 3. Exterior Lighting - There shall be no external neon and/or free-standing spot lighting

fixtures. 4. Transportation – Under no circumstances shall any vehicles associated with the use be

parked in the drive aisles, or on the sidewalks or landscaping. 5. Handicapped Parking and Signage - Parking and signage for handicapped customers shall

be provided in accordance with the DCSM and other current standards. 7. Advertising - Temporary signs, banners, balloons, streamers or similar attention getting

devices shall be strictly prohibited 8. Noise - Noise, including music, shall not be audible outside of the building. 9. Site Maintenance – The applicant shall maintain the special use permit area and any areas

associated with the use and/or patrons of the establishment. Trash, litter, and debris shall be picked up on a regular basis.

SUP #PLN2006-00423, Pizza Hut / Wing Street Page C-1

Attachment C – Proposed Conditions

10. Connection to Public Water & Sewer – If not already properly connected to public water and 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 to make such connection. An appropriately sized and designed grease trap shall be installed on site and shall be properly maintained to prevent grease build-up in the force main or gravity sewer.

11. Fire and Rescue – Within 90 days after the approval of the Special Use Permit by the

Board of County Supervisors, the applicant shall contribute to Prince William County $0.56 per square foot of the building (1,314 sq. ft.) for mitigation of impacts on fire and rescue services.

12. Delivery Vehicle Parking – As a condition of zoning approval for the carry out restaurant

occupancy permit, delivery vehicle parking shall be designated and identified. 13. Signs – All signs shall strictly comply with the zoning ordinance. 14. Monetary Escalator - In the event the monetary contributions set forth in the development

conditions are paid to the Prince William County Board of County Supervisors ("Board") within eighteen (18) months of the approval of this special use permit application, as applied for by the Owner/Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the development conditions, which are paid to the Board after eighteen (18) months following the approval of this special use permit application, 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 the approval of this special use permit to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non-compounded.


Attachment C – Exterior Elevations


Attachment D Planning Commission Resolution

SUP #PLN2006-00423, Pizza Hut / Wing Street Page D-1

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