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
February 20, 2015 TO: Planning Commission
FROM: Scott F. Meyer
Planning Office
RE: Special Use Permit #PLN2015-00078, Centreville Road Self Storage
Coles Magisterial District
I. Background is as follows:
A. Request – To allow a new self-storage building and increase the associated floor
area ratio (FAR) to 0.99. The proposed building area for the self-storage facility
is approximately 107,274 gross square feet (GSF). The property is being
redeveloped with a self-storage facility that will replace the existing Manassas
Auto Parts building along Centreville Road and its intersection with Oak Street.
SUP Request:
Self-Storage Facility and
Increased FAR in B-1
zoning
Required / Allowed Provided / Proposed with Development
SUP area N/A ±2.51 acres
Building Area N/A ±107,274 GSF (3-story building + cellar)
FAR 0.40 maximum 0.99 proposed (with SUP)
Height 45 feet 45 feet
Parking 6 spaces 8 spaces
Lot Coverage 85% 63%
Landscape Buffers 10-foot landscape
strip (perimeter)
10-foot landscape strip (perimeter), and
additional/enhanced landscape planting
area within portion of proposed right-of-
way reservation areas
Average Daily Trips N/A 385 VPD at Oak Street access point
B. Site Location – The property is located along northbound Centreville Road (Route
28) and northeast of the intersection of Centreville Road and Oak Street. The
subject site consists of five separate parcels, which are currently addressed as
8120 Oak Street, and 7809, 7811, 7813 and 7815 Centreville Road. The total site
SUP #PLN2015-00078, Centreville Road Self Storage
February 20, 2015
Page 2
area encompasses ±2.51 acres and contains five parcels, which are identified as
GPINs 7897-20-5373, 7897-20-5462, 7897-20-5581, 7897-20-5791, and 7897-20-
6973.
C. Comprehensive Plan – The site is designated GC, General Commercial, in the
Comprehensive Plan. The entire property is located within the Yorkshire Study
Area.
D. Zoning – The site is zoned B-1, General Business. The western portion of the site
is located within the Route 28 Redevelopment Overlay District (ROD).
E. Surrounding Land Uses –The site is located along northbound Centreville Road,
which is a heavily traveled corridor with mostly commercial, retail service, light
industrial, and automobile service-oriented uses. A self-storage facility and office
buildings are located to the south. Vacant land is to the north. Unimproved
commercial land with trailers/storage containment lies to the east of site, which
transitions into single-family detached residential off of Oak Street. To the west
and across Centreville Road is undeveloped/vacant land associated with
Emmanuel Baptist Church (see Attachment A for maps).
II. Current Situation is as follows:
A. Planning Office Recommendation – Staff recommends approval of SUP
#PLN2015-00078, Centreville Road Self Storage, subject to the conditions dated
February 15, 2015, for the following reasons:
The proposed use is consistent with the other commercial uses along
Centreville Road (Route 28).
As conditioned through the SUP, high quality architectural/design and
building elevations, access improvements, enhanced and additional
landscaping, more efficient onsite circulation patterns, aesthetic and
design improvements, and specific use and operational parameters are
being proposed to mitigate the impacts.
Adequate justification has been proposed to allow the increase in floor
area ratio (FAR) up to 0.99, such as commitments to enhanced onsite
landscaping and quality architectural design with building elevations.
See Attachment B for the staff analysis and Attachment C for the proposed
conditions.
SUP #PLN2015-00078, Centreville Road Self Storage
February 20, 2015
Page 3
B. Background & Context – With this special use permit (SUP) request, the subject
site will be redeveloped to remove the existing Manassas Auto Part, which is in
the state of disrepair, and replace it with a new self-storage building to encompass
±107,274 gross square feet. There is also a request to increase the floor area ratio
(FAR) from the standard 0.40 up to 0.99. With the redevelopment of the site,
there will be substantial aesthetic improvements to include re-orienting the site
layout, context-sensitive building elevations with architectural details, monument
sign elevations, additional landscaping to also include landscaping within the
right-of-way, access improvements, and usage parameters. Since the site is along
Centreville Road and within an area targeted for redevelopment, the
improvements being made to site and through this SUP are positive and favorable
to the area.
C. Planning Commission Public Hearing – A public hearing before the Planning
Commission has been advertised for March 4, 2015.
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 GC designation?
2. Level of Service (LOS) – How does the proposal address the Policy Guide
for Monetary Contributions in effect July 1, 2014?
B. Community Input – Have members of the community raised any issues?
C. Other Jurisdictional Comments – Have other jurisdictions raised any issues?
D. Legal Uses of the Property – What uses are allowed on the property? How are
legal issues resulting from the Planning Commission action addressed?
E. Timing – When must the Planning Commission take action on this application?
IV. Alternatives beginning with the staff recommendation are as follows:
A. Recommend approval of SUP #PLN2015-00078, Centreville Road Self Storage,
subject to the conditions dated February 15, 2015.
1. Comprehensive Plan Consistency Analysis:
a. Long-Range Land Use – This proposal is to redevelop the site by
demolishing the former Manassas Auto Parts building and
SUP #PLN2015-00078, Centreville Road Self Storage
February 20, 2015
Page 4
constructing a new self-storage building with an increase in FAR
to encompass approximately 107,274 gross square feet. Self-
storage facilities are permissible in the B-1 zoning district through
an approved SUP with appropriate conditions that offset the
impacts. Commercial and retail service-oriented uses are preferred
to implement the GC, General Commercial, use designation.
b. Level of Service (LOS) – The level of service impacts related to the
request would be mitigated by the conditions as follows:
Water Quality $75 per acre ±2.51 acres $188.25
Fire & Rescue $0.61 per SF of
building area
±107,274 SF $65,437.14
Total $ Provided $ 65,625.39
2. Community Input – Notice of the application has been transmitted to
adjacent property owners within 200 feet. According to the Applicant, a
meeting in late January with representatives from the local Yorkshire civic
group yielded positive feedback. As of the date of this staff report, the
Planning Office has not received any verbal or written comments on this
proposal.
3. Other Jurisdiction Comments – Due to the subject site’s location along
Centreville Road (Route 28), the City of Manassas Park has been notified
of this SUP request. At the time of this staff report, staff has no received
no objections.
4. Legal Uses of the Property – The proposed self-storage building with an
FAR of up to 0.99 could be constructed on the entire 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 June 2, 2015, 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.
SUP #PLN2015-00078, Centreville Road Self Storage
February 20, 2015
Page 5
B. Recommend denial of SUP #PLN2015-00078, Centreville Road Self Storage.
1. Comprehensive Plan Consistency Analysis:
a. Long-Range Land Use – If the SUP request is denied, then the
self-storage facility with increased FAR would not be constructed
as proposed. The site would remain unchanged, and with no onsite
upgrades or aesthetic improvements, 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. According to the Applicant, a
meeting in late January with representatives from the local Yorkshire civic
group yielded positive feedback. As of the date of this staff report, the
Planning Office has not received any verbal or written comments on this
proposal.
3. Other Jurisdictional Comments – Due to the subject site’s location along
Centreville Road (Route 28), the City of Manassas Park has been notified
of this SUP request. At the time of this staff report, staff has no received
no objections.
4. Legal Uses of the Property – If the SUP application is denied, the property
could still be developed with by-right uses permitted in the B-1, General
Business. Legal issues resulting from Planning Commission action are
appropriately addressed by the County Attorney’s Office.
5. Timing – The Planning Commission has until June 2, 2015, 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 SUP #PLN2015-00078, Centreville Road Self Storage, subject to
the conditions dated February 15, 2015.
SUP #PLN2015-00078, Centreville Road Self Storage
February 20, 2015
Page 6
Staff: Scott F. Meyer, x 6876
Attachments
A. Area Maps
B. Staff Analysis
C. Proposed SUP Conditions
D. SUP Plan
E. Building Elevations
F. Monument Sign Elevation
G. Existing Site Conditions
H. ECA Plan Map
I. Historical Commission Resolution
Attachment A – Maps
VICINITY MAP
SUP #PLN2015-00078, Centreville Road Self Storage
Page A-1
Attachment A – Maps
AERIAL MAP
SUP #PLN2015-00078, Centreville Road Self Storage
Page A-2
Attachment A – Maps
LONG-RANGE LAND USE MAP
SUP #PLN2015-00078, Centreville Road Self Storage
Page A-3
Attachment A – Maps
ZONING MAP
SUP #PLN2015-00078, Centreville Road Self Storage
Page A-4
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
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 Vacant/Undeveloped GC B-1
South Across Oak Street; Self-storage
facility building (Public Storage)
GC B-1
East Trailers/Storage containment;
Unimproved commercial site; Single-
family detached residential further to
east and accessed off Oak Street
GC B-1
West Undeveloped/vacant; Northeastern
part of Emmanuel Baptist Church
property
GC B-1
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
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 is classified as
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.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-3
Proposal’s Strengths
Land Use Compatibility – The SUP conditions mitigate the impacts on the site through an
improved layout, reconfigured access, limits of disturbance, use parameters,
redevelopment approaches, context-sensitive design, and aesthetic upgrades. As such,
SUP conditions for the requested use can be consistent with the GC use designation of
the property. Also, there is an existing building on the southern end of the site, which
will be demolished. The requested SUP with allow for the redevelopment of the site as a
self-storage facility and with increased floor area.
Zoning Consistency – According to the Zoning Ordinance, self-storage facilities are
permissible uses in B-1 zoning districts with an SUP. There have also been several
previous property code violations and the site has fallen into disrepair. However, the
proposed SUP will help to bring the site into conformance and up to current standards.
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.
The western portion of the subject site is located within the Yorkshire Study Area. The western
portion of the property is partially located within the Centreville Road/Route 28 Redevelopment
Overlay District (ROD). The requested SUP is intended to bring the site into conformance.
Through this SUP, landscape enhancements at the site entrance along Route 28, vegetative
buffering around the perimeters, building façade improvements, monument signage details,
fencing for screening, onsite lighting, and controlled access, are all being proposed to provide
onsite aesthetic improvements.
Along with the SUP request for a self-storage facility, this proposal also includes a request to
increase the allowable floor area ratio (FAR) from 0.40 to 0.99.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-4
Zoning Ordinance, Section 32-400.04. – General floor area ratio (FAR) regulations.
The Board of County Supervisors may approve a FAR higher than that permitted by-right by
specifically proffered rezoning or special use permit (SUP). When approved by SUP, the
maximum (or minimum) FAR shall be made a condition of the permit. Matters to be considered
in evaluating such application shall include, but not be limited to:
Increased Buffering and Landscaping –
The Applicant is proposing a 10-foot landscape strip around the Property as well as
adding additional landscaping within the proposed right-of-way reservation area along
Centreville Road and Oak Street. This SUP request is a redevelopment of a vacant
building known as Manassas Auto Parts and this landscaping will greatly improve the
property.
Design Features –
The Applicant has provided building elevations in connection with the SUP application.
Compatibility with Surrounding Uses –
The proposed self-storage center is compatible with surrounding land uses. There is an
existing self-storage center to the south of the property. Adjacent land uses are
commercial in nature and the existing, vacant building is commercial.
Environmental Protection –
The Applicant has submitted an Environmental Constraints Analysis with this SUP
request. There is also a commitment to install an underground stormwater management
facility.
Off-Site Transportation Improvements –
A Traffic Impact Analysis (TIA) Deferral, signed by Transportation staff, is included
with this submission. A self-storage facility generates significantly less traffic than a
retail store.
Fire and Health Safety Design Features –
This is being addressed in connection with the special use permit conditions.
Other –
The Property is located within a Redevelopment Overlay District (ROD), which permits
increased FARs (Zoning Ordinance, Section 32-507.06).
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-5
Proposal’s Strengths
Redevelopment Overlay District (ROD) – The subject property is located within the ROD
along Centreville Road/Route 28. Through this proposed SUP, measures have been taken
to enhance the physical appearance and aesthetics of the site. This SUP is also intended
to bring the site into conformance.
Aesthetic Enhancements – This proposal is redeveloping the subject site, while
improving the site’s overall visual appearance, landscaping, layout, and overall image.
Building Elevations – A cohesive, quality building design and architectural quality has
been proposed, which also is context-sensitive to the building colors/themes to the south.
Justification for Increased Floor Area Ratio (FAR) – As permissible with an SUP, the
allowable FAR for the site is proposed to be up to 0.99, rather than the standard limit of
0.40 in B-1 zoning. Further justification and rationale has been provided for this waiver.
Proposal’s Weaknesses
Freestanding Monument Sign – The Applicant is proposing the monument sign to be 12
feet in overall height, as shown in Attachment F. However, as per staff’s policy in this
portion of Centreville Road, new monument signs associated with SUP sites have not
been permitted to exceed 10 feet in height.
Intensity of Building Mass/Bulk – The proposed total area of the new self-storage
building is ±107,274 square feet and with an allowable FAR of 0.99. Staff believes this
is excessive, considering the other surrounding uses. Although it is permissible through
this SUP, the overall scale is still of considerable size.
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
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-6
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 entirely paved. The property contains an existing
structure to be demolished and is in need of aesthetic improvements. The Historical Commission
reviewed this case at its September 9, 2014 meeting and recommended no further work. Since
the site has been previously disturbed, the County Archaeologist has also determined that no
additional work is needed.
Proposal’s Strengths
None identified.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the
Cultural Resources Plan.
Environment Plan Analysis
Prince William County has a diverse natural environment extending from sea level to mountain
crest. Sound environmental protection strategies will allow the natural environment to co-exist
with a vibrant, growing economy. The Environment Plan sets out policies and action strategies
that further the County’s goal of preserving, protecting and enhancing significant environmental
resources and features. The plan includes recommendations relating to the incorporation of
environmentally sensitive development techniques, improvement of air quality, identification of
problematic soil issues, preservation of native vegetation, enhancement of surface and
groundwater quality, limitations on impervious surfaces, and the protection of significant
viewsheds.
The subject 2.5-acre property consists of five parcels. The Applicant has indicated its intent to
consolidate the five parcels into one. An existing structure and associated pavement is located
on the southernmost parcel. The remaining parcels are currently vacant. The site has frontage
on Route 28, Centreville Road and is located within a Redevelopment Overlay District.
TOTAL SITE AREA / ER AREA 2.505 acres / 0 acres
AREA OF DISTURBANCE 2.505 acres, or 100% of total
site area
RARE, THREATENED AND ENDANGERED SPECIES None identified
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-7
SOILS: No. Soils name Slope Soil category Erodibility
5C Arcola Nestoria Complex 7-15% II Severe
9C Brentsville sandy loam 7-15% II Severe
11B Calverton silt loam 0-7% II Slight-Moderate
35B Manassas silt loam 2-7% III Slight-Moderate
This site has frontage on Route 28 in an area in need of significant visual improvement. The
Applicant is proposing to meet the minimum 10-foot wide perimeter landscape strip
requirements of the DCSM. Also, the Applicant is expanding the planting beyond the 10-foot
into the right-of-way reservation. This will provide a temporary enhancement of Route 28, but it
is likely that the plantings in the reservation and in the 10-foot landscape strip will be lost when
Route 28 is widened due to the need to relocate existing utilities. For now, this is the best that
can be achieved.
Due to staff concerns regarding gravel and other debris in the proposed landscape areas, the
Applicant has agreed to a condition that addresses the removal of debris, gravel, and amending
the onsite soils to bring in additional topsoil to improve the success of proposed landscaping.
Proposal’s Strengths
Limits of Disturbance – Limits of clearing and grading have been shown on the SUP
Plan.
Additional/Enhanced Landscaping – In addition to the minimum 10-foot wide perimeter
landscape strip, the Applicant is proposing additional landscaping within the right-of-way
reservation area. Although this is temporary until the right-of-way is claimed, there will
be additional landscaping installed along the Centreville Road and Oak Street frontage,
which exceeds the minimal requirements.
Onsite Soil Improvement & Debris Removal – As conditioned, the Applicant will be
removing gravel, debris, and other foreign material in the onsite soils to ensure greater
survivability for the proposed landscaping. This will be done on an as-needed basis and
is dependent on further soils assessment.
Level of Service – The standard monetary contribution of $75 per acre (±2.51 acres) for
stream restoration, drainage improvements, and/or water quality monitoring has been
conditioned.
Stormwater Management – A shown on the SUP Plan, the Applicant has been
conditioned to provide an underground SWM/BMP treatment of runoff onsite. During
site plan review, the Applicant will coordinate with Watershed staff to determine the
most appropriate solution.
Landscape Strip & Utilities – As conditioned, the Applicant will not relocate new
overhead utilities into the proposed 10-foot landscape strips along Centreville Road or
Oak Street.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-8
Proposal’s Weaknesses
Temporary Enhanced Landscaping – Although there is a commitment to install
additional/enhanced landscaping within the right-of-way reservation area, it is not a
permanent site improvement. Whenever this section of Route 28 is widened, there is no
guarantee that the extra plantings will remain intact.
On balance, this application is found to be consistent with the relevant components of the
Environment Plan.
Fire and Rescue Plan Analysis
Quality fire and rescue services provide a measure of security and safety that both residents and
businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and
action strategies that further the County’s goal of protecting lives, property, and the environment
through timely, professional, humanitarian services essential to the health, safety, and well-being
of the community. The plan includes recommendations relating to siting criteria, appropriate
levels of service, and land use compatibility for fire and rescue facilities. The plan also includes
recommendations to supplement response time and reduce risk of injury or death to County
residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR)
training, automatic external defibrillators (AED), and encourage installation of additional fire
protection systems – such as sprinklers, smoke detectors, and other architectural modifications.
The nearest responding fire station is Yorkshire Fire & Rescue Station #8. The site is located
within the 4.0-minute response area for fire suppression and basic life support, but the Yorkshire
station is not equipped with advanced life support services. According to the FY 2012 figures,
this station work load capacity is at 128% with one tactical unit and 2,558 incidents. However,
the nearest County station equipped with advanced life support services is the Stonewall Jackson
Fire & Rescue Station #11, which has a work load of 157%, but is within an 8.0-minute response
time from the SUP site. In addition, the subject property is within approximately 1.3 miles south
of the border with Fairfax County and is within approximately 0.5 miles of the City of Manassas
Park, which could also provide support in the event of emergencies.
Proposal’s Strengths
Response Times – The site is located within the recommended 4.0-minute response time
for fire suppression and basic life support, and the 8.0-minute response time for advanced
life support services.
Monetary Contribution – The Applicant shall make a $0.61 per square foot of new
building area (±107, 274 SF in total) monetary contribution for fire and rescue services.
Onsite Circulation – Due the new layout configuration and drive aisle width of 25-foot
around the building perimeter, there will be sufficient spacing in the event of an
emergency response.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-9
Hazardous Materials Prohibition – As confirmed by the Applicant, there will be no
dispensing, storage, or sales of hazardous material on the property. This will need to be
specifically mentioned in the onsite policy/contractual agreement for the storage units.
Proposal’s Weaknesses
Station Workload – Although the proposed use will not generate additional demand for
service, according to the FY 2012 figures, this nearest responding station work load
capacity is at 128%.
On balance, this application is found to be consistent with the relevant components of the Fire
and Rescue Plan.
Police Plan Analysis
Residents and businesses expect a high level of police service for their community. This service
increases the sense of safety and protects community investments. The Police Plan is designed
to promote Prince William County’s public safety strategic goal to continue to be a safe
community, reduce criminal activity, and prevent personal injury and loss of life and property, as
well as to ensure effective and timely responses throughout the County. This chapter encourages
funding and locating future police facilities to maximize public accessibility and police visibility
as well as to permit effective, timely response to citizen needs and concerns. The chapter
recommends educational initiatives, such as Neighborhood and Business Watch, and Crime
Prevention through Environmental Design (CPTED), which encourages new development to be
designed in a way that enhances crime prevention. The chapter also encourages effective and
reliable public safety communications linking emergency responders in the field with the Public
Safety Communications Center.
The Police Department does not feel that this proposal will have any significant impact on police
services at this time. Fencing and upgraded hardware for all building doors and roof tops is
recommended for access control. An adequate alarm system, which encompasses perimeter and
interior detection on a central station system, should be installed. A video surveillance system
should be considered for the site, as well as improved lighting to support both natural and
technical surveillance capabilities. A means of blocking the entrance to the property from
vehicle traffic after closing should be utilized. Management should ensure vehicles are not left
unlocked and keys should be secured at the close of business, as the opportunity for theft is high.
The Applicant has been conditioned to controlled access, a camera security system, shielded
lighting, and graffiti reporting and removal. Furthermore, the Applicant is committed to
implementing Crime Prevention Through Environmental Design (CPTED) principles an
effective strategic approach to preventing crime.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-10
Proposal’s Strengths
Site Maintenance – The Applicant has been conditioned to take measures to prevent
graffiti, and to promptly report and remove graffiti from any structures and surfaces on
the site.
Security Measures – In order to monitor and maintain onsite security, the Applicant shall
utilize a combination of interior and exterior mounted surveillance cameras, an alarm
system, access control gates, fencing, onsite lighting, building access/entry system, and
the other related security practices.
Redevelopment of Site & Removal of Blight – Since the site is being redeveloped to
include a new self-storage facility with quality design, aesthetic improvements, controlled
access, and other associated improvements, the visual quality of the site and aspect of
disrepair/blight will be greatly reduced.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the Police
Plan.
Potable Water Plan Analysis
A safe, dependable drinking water source is a reasonable expectation of County residents and
businesses. The Potable Water Plan sets out policies and action strategies that further the
County’s goal of providing an economically and environmentally sound drinking water system.
The plan includes recommendations relating to system expansion, required connections to public
water in the development area, and the use of private wells or public water in the rural area.
The subject property is within the Development Area of the County and is thereby required to
utilize public water to develop. The site is currently served by public water. Public water is
available from an existing 6-inch water main located on the eastern edge of the property. The
Applicant will be responsible for the relocation of this main due to any potential conflicts
resulting from the development of the property. 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.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-11
Proposal’s Strengths
Water Connection & Service – The Applicant has been conditioned to be responsible for
all on-site and off-site improvements required to provide the water service demand
generated by the development.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the
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 to the subject site, but requires
construction of off-site facilities. The site is currently served by public sewer. Public sewer
exists along Centreville Road and in Chestnut Street. 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. Available utility system
capacities are allocated on a first-come-first-served basis to zoned properties having approved
final site/subdivision plans upon filing the required application and full payment of all associated
utility fees/charges.
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 at an existing 8-inch sewer main
located at the northern property line.
The Applicant shall plan, design, and construct all on-site and off-site sewer utility
improvements necessary to develop the subject property in accordance with applicable Service
Authority, County and State requirements, standards and regulations.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-12
Proposal’s Strengths
Sewer Connection & Service – The Applicant has been conditioned to be responsible for
all on-site and off-site improvements required to provide the sewer service demand
generated by the development.
Proposal’s Weaknesses
None identified.
On balance, this application is found to be consistent with the relevant components of the
Sanitary Sewer Plan.
Transportation Plan Analysis
By providing a multi-modal approach to traffic circulation Prince William County promotes the
safe and efficient movement of goods and people throughout the County and surrounding
jurisdictions. The Transportation Plan sets out policies and action strategies that further the
County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation
system that meets the demands for intra- and inter-county trips, is integrated with existing and
planned development, and provides a network of safe, efficient, and accessible modes of travel.
The plan includes recommendations addressing safety, minimizing conflicts with environmental
and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel
modes, minimizing projected trip demand, and providing sufficient network capacity. Projects
should include strategies that result in a level of service (LOS) of “D” or better on all roadway
corridors and intersections, reduce traffic demand through transportation demand management
strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian
and bicycle pathways, and improved and coordinated access to transit facilities.
The Applicant, Arcland Property Company, is requesting a special use permit to construct a
107,274 square foot self storage facility, with an increased floor area ratio (FAR) of up to 0.99.
The site is located on the eastern side of Centreville Road and is bordered on the south by Oak
Street. Access to the site is planned from Oak Street approximately 220 feet east of Centreville
Road. A traffic impact analysis (TIA) was not required for this submission because the volume
of traffic generated by this site does not exceed the thresholds in the Design and Construction
Standards Manual (DCSM).
DAILY LEVEL OF SERVICE ANALYSIS
The daily level of service represents the relationship of the daily volume on a roadway to the
capacity of that roadway. The following table provides information concerning the average
annual weekday daily volumes and levels of services of roadways important to this development:
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-13
Roadway Name Number
of Lanes
2012 VDOT Count 2010 Daily
LOS
Centreville Road (Rt. 28) 4 57,000 vpd
C
Oak Street (Rt. 1513) 2 410 vpd
A
There will not be a residential manager onsite for the self-storage facility. The volume generated
by the development in the proposed SUP will not significantly degrade the levels of service on
the surrounding roadways.
Centreville Road is planned as a 4-lane divided principal arterial (PA-1) with a 128-foot right of
way. Half of a MA-1 section (64-foot right of way) should be dedicated along the property
frontage. Oak Street is a residential local street (RL-2, III) with a specified 62-foot right of way.
A half section (31 feet) should be dedicated for right of way along the property frontage. The
Applicant and County have agreed that the right of way may be reserved at no cost to the
County/VDOT instead of dedicated. A five-foot (5’) sidewalk must be constructed along the
property’s frontage on Centreville Road, anywhere between the existing curb and gutter and the
proposed right of way line. The Applicant has agreed to this as well. Finally, the Applicant
provided an Auto-Turn Exhibit, which shows that large trucks can enter, exit, and traverse the
site.
Proposal’s Strengths
Right-of-Way Reservation – As conditioned, the Applicant will provide right-of-way
reservation for Centreville Road and Oak Street, whenever requested and at no cost to the
County and per their ultimate planned designations, according to the Comprehensive
Plan.
Sidewalk – As conditioned, the Applicant will construct a 5-foot sidewalk along
Centreville Road (Route 28) along the property’s frontage on Centreville Road, between
the existing curb and gutter and the proposed right-of-way line.
Site Access – As shown in the SUP Plan and as conditioned, full access to the site will be
off of Oak Street.
Obstruction of Travelways – The Applicant has been conditioned to ensure that all traffic
accessways, drive aisles, and fire lanes are to be kept clear, free of obstruction, accessible
to emergency vehicles, and not in conflict with the adjoining roadway network.
Limitation for On-Street Parking – As conditioned, no vehicles associated with the use
shall be parked on Centreville Road or Oak Street.
Proposal’s Weaknesses
None identified.
Attachment B – Staff Analysis
SUP #PLN2015-00078, Centreville Road Self Storage
Page B-14
On balance, this application is found to be consistent with the relevant components of the
Transportation Plan.
Materially Relevant Issues
This section of the report is intended to identify issues raised during the review of the proposal,
which are not directly related to the policies, goals, or action strategies of the Comprehensive
Plan, but which are materially relevant to the County’s responsibilities in considering land use
issues. The materially relevant issues in this case are as follows:
Although the Applicant’s elevation of the freestanding monument sign indicates a height
of 12 feet, as shown in Attachment F, staff has conditioned that the overall height not
exceed 10 feet. This has been a consistent policy for new monument signs along this
portion of Centreville Road and within the Redevelopment Overlay District (ROD).
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 Office of Planning:
City of Manassas Park
County Archaeologist
PWC Economic Development
PWC Fire Marshal
PWC Historical Commission
PWC Planning Office / Proffer Administration / Zoning
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 February 15, 2015
SUP #PLN2015-00078, Centreville Road Self Storage
Page C-1
DEVELOPMENT CONDITIONS
Special Use Permit #PLN2015-00078, Centreville Road Self Storage
Applicant: Arcland Property Company (“Applicant”)
Owner: H&O Associates II, L.L.C.
Zoning: B-1, General Business
Planned Land Use: GC, General Commercial
Special Use Permit Area: ±2.51 acres
Prince William County GPINs: 7897-20-5373, 7897-20-5462, 7897-20-5581, 7897-20-5791,
7897-20-6973 (“Property”)
Magisterial District: Coles
February 15, 2015
The following conditions are intended to offset the impacts of the proposal and to render the
application consistent with the applicable chapters of the Comprehensive Plan and the surrounding
areas. If the conditions of this special use permit or the special use permit plan are in conflict with
the Zoning Ordinance, and/or the Design and Construction Standards Manual (DCSM), the more
restrictive standards shall apply, except as specifically allowed by this special use permit.
The Applicant 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. Issuance of an occupancy permit for the new building
constitutes commencement of the use.
1. Use – This special use permit (SUP) provides for the development of up to approximately
107,275 square foot self-storage facility (including a cellar and office) to be developed in
substantial conformance to the plan entitled “Centreville Road Self Storage – Special Use
Permit Plan”, prepared by Land Design Consultants, dated June, 2014, last revised
November 5, 2014 (hereinafter, the “SUP Plan”). Minor modifications shall be permitted at
the time of site plan based on final engineering and design requirements.
2. Community Design
a. Architecture – The self-storage facility shall be in substantial conformance with
elevations entitled "Centreville Rd Self-Storage – Illustrative Elevations,” prepared
by Butz Wilbern, Limited, dated October 22, 2014 and consisting of two sheets
(hereinafter, the “Building Elevations”). Minor changes to the architecture and
materials may be made provided that any such changes are approved by the Planning
Office 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 Building Elevations. At least two weeks prior
to requesting issuance of a building permit release letter, the Applicant shall submit
such elevations to ensure compatibility with the Building Elevations.
Attachment C – Proposed SUP Conditions
Dated February 15, 2015
SUP #PLN2015-00078, Centreville Road Self Storage
Page C-2
b. Building Provisions –
i. The overall maximum finished height of the proposed self-storage building
shall not exceed 45 feet.
ii. As permissible through this special use permit, the maximum floor area ratio
(FAR) shall be up to 0.99.
c. Monument Sign – The Applicant may construct a monument sign on the Property in
the general location depicted on the SUP Plan. Said monument sign shall be in
substantial conformance with the elevation entitled “Centreville Rd. Self Storage –
Monument Sign,” prepared by Butz Wilbern Limited and dated January 30, 2015.
Through this SUP, the overall height of the freestanding, monument sign shall not
exceed 10 feet. The monument sign shall have a masonry base that is compatible
with the colors of the building and shall be landscaped with shrubs, perennials, and
ornamental grasses. The Zoning Administrator or his designee may approve minor
changes to the monument sign including logo, font size, color, illumination, type and
style changes and the like, provided that the overall size does not increase. The sign
shall require sign permit approval.
d. Façade Signage – Façade signage shall be in accordance with the Zoning Ordinance
and shall require sign permit approval.
e. Refuse Storage Area – Any refuse storage area shall not be located within any buffer
or landscape strip and shall be screened with a solid masonry enclosure, constructed
of brick or a color impregnated decorative block, which is compatible with the
building. The refuse storage areas shall have gates that prohibit viewing such areas
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. All new refuse storage areas shall be shown on the
final site plan.
f. Landscaping
i. Landscaping, as evidenced on the final site plan for the Property, shall meet
minimum requirements of the DCSM, unless waived or modified by the
County at the time of site plan. All plantings shall be drought-resistant and
indigenous, or other species approved with the final site plan. Final plant
selections shall be made in coordination with the County Arborist.
ii. Landscaping around the perimeter of the Property shall be provided in
substantial conformance with that shown on the exhibit entitled “Centreville
Road Self-Storage – Landscape Plan,” (sheet 2 of 2) prepared by Land
Design Consultants, dated June 2014, last revised November 5, 2014
(hereinafter, the “Landscape Plan”). This landscaping includes plantings to
be provided along Centreville Road (Route 28) in the area labeled as “Prop.
Attachment C – Proposed SUP Conditions
Dated February 15, 2015
SUP #PLN2015-00078, Centreville Road Self Storage
Page C-3
R/W Reservation” (hereinafter, the “Enhanced Landscape Area”) on the SUP
Plan. The Enhanced Landscape Area need not be provided/maintained after
the reservation has been acquired for the right-of-way and/or construction
easements for Centreville Road (Route 28) are granted.
iii. Within the Enhanced Landscape Area and 10-foot landscape strips on
Centreville Road (Route 28) and Oak Street, plantings shall be in general
conformance with the Landscape Plan and include a mixture of shrubs,
perennials and ornamental grasses with the taller and broader canopy
plantings in the 10-foot landscape strip area and the lower plantings in the
Enhanced Landscape Area.
iv. To the extent feasible, the Applicant shall not relocate new overhead utilities
into the proposed 10-foot landscape strips on Centreville Road (Route 28) or
Oak Street. The Applicant will not be deemed in violation of this condition
should the County and/or VDOT relocate utilities in said landscape strips.
v. Within the landscape strips and parking lot islands, which have been subject
to compaction by existing buildings, paved/gravel parking lots and/or
travelways, the Applicant shall have the soil loosened as needed up to a
maximum of 3 feet prior to planting and a top dressing of a maximum of 6’’
of clean topsoil shall be provided, to the extent necessary and feasible. This
topsoil shall be a loam, sandy loam, clay loam, silt loam, sand clay loam, or
loamy sand. The topsoil shall not be a mixture of or contain contrasting
textured subsoils. The topsoil shall contain less than 5% by volume of
cinders, stones, slag, coarse fragments, sticks, roots, trash, or other materials
larger than 1 ½” in diameter and shall not contain gravel. The topsoil shall
contain a minimum of 5% natural fine organic matter, such as leaf mold, peat
moss, etc. Said requirements shall be evidenced with a note on the site plan.
3. Maintenance of Property
a. Site Maintenance – The Applicant/Owner shall maintain the site and shall pick up
trash, litter and debris on a daily basis.
b. Graffiti Removal – The Applicant/Owner agrees to remove any graffiti from the
property. Graffiti shall be deemed any inscription or marking on walls, buildings or
structures not permitted by the sign regulations in Section 32-250.20 et. seq. of the
Zoning Ordinance. Any graffiti is to be reported to the Prince William County
Police Department before removal.
c. Security Measures – In order to monitor and maintain onsite security, the
Applicant/Owner shall utilize a combination of interior and exterior mounted
surveillance cameras, an alarm system, access control gates, fencing, onsite lighting,
building access/entry system, and the other related security practices.
Attachment C – Proposed SUP Conditions
Dated February 15, 2015
SUP #PLN2015-00078, Centreville Road Self Storage
Page C-4
4. Environment
a. Water Quality – The Applicant shall contribute $75 per acre based on the area of the
site (±2.51 acres) at the time of the first final site plan review for the County to
conduct water quality monitoring, stream restoration projects, and/or drainage
improvements.
b. Removal of Existing Buildings and Structures – Demolition and disposal of existing
buildings and structures or portions thereof shall be in accordance with all federal,
state and county regulations.
c. Stormwater Management – All stormwater runoff resulting from the impervious area
on the site shall be handled by an underground stormwater management facility, as
indicated on the SUP Plan. The Applicant shall coordinate with Watershed
Management Branch staff to determine to most appropriate solution for the subject
site.
5. Fire and Rescue – The Applicant shall make a monetary contribution to the Prince William
Board of County Supervisors in the amount of $0.61 per square foot of gross floor area
(GFA) constructed on the Property (±107,274 square feet). Said contribution shall be used
for fire and rescue services and shall be paid at the time the building permit is issued for the
new building to be constructed on the property.
6. Transportation
a. Obstruction of Travelways – The Applicant/Owner shall ensure that any vehicles
associated with the use do not obstruct the travel ways, fire lanes, adjoining road
network or encroach upon buffer and landscaped areas as shown on the SUP Plan.
b. On Street Parking – No vehicles associated with the uses shall be parked on
Centreville Road (Route 28) or Oak Street.
c. Right-of-Way Reservation – As shown on the SUP Plan, the Applicant shall reserve
right-of-way along Centreville Road (Route 28) and Oak Street, as follows:
i. The Applicant shall reserve, at no cost to Prince William County or the
Virginia Department of Transportation (VDOT), right-of-way along
Centreville Road (Route 28) up to a maximum of sixty-four feet (64’) in
width from the centerline of Centreville Road, as depicted on the SUP Plan.
The Applicant may install landscaping within the reservation area as
generally shown on the Landscape Plan, per Condition #2.e.ii. No landscape
area or strip, or landscaping will be required to be placed, replaced, provided
or relocated on the Property, within or outside the reservation area, after the
reservation area has been acquired as right-of-way. Compliance with this
condition shall be demonstrated by showing said reservation on the final site
plan.
Attachment C – Proposed SUP Conditions
Dated February 15, 2015
SUP #PLN2015-00078, Centreville Road Self Storage
Page C-5
ii. The Applicant shall reserve, at no cost to Prince William County or the
Virginia Department of Transportation (VDOT), right-of-way on-site along
Oak Street, up to a maximum of thirty-one feet (31’) in width from the
centerline, as depicted on the SUP Plan. The Applicant may install
landscaping within the reservation area as generally shown on the Landscape
Plan, per Condition #2.e.ii. No landscape area or strip, or landscaping will be
required to be placed, replaced, provided or relocated on the Property, within
or outside the reservation area, after the reservation area has been acquired as
right-of-way. Compliance with this condition shall be demonstrated by
showing said reservation on the final site plan.
d. Sidewalk – The Applicant shall construct a five foot (5’) sidewalk on Centreville
Road (Route 28) as depicted on the SUP Plan. This shall be reflected on the final
site plan.
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, to meet the demand generated by its uses, to make such connection.
8. 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 within
eighteen (18) months of the approval of this special use permit, as applied for by the
Applicant, said contributions shall be in the amounts stated herein. Any monetary
contributions set forth in the development conditions, which are paid after eighteen (18)
months following the approval of this special use permit, shall be adjusted in accordance
with the Urban Consumer Price Index (CPI-U) published by the United States Department
of Labor, such that , at the time the contributions are paid, they shall be adjusted by the
percentage change in the CPI-U from the date eighteen (18) months after the approval of
this special use permit to the most recently available CPI-I to the date the contributions are
paid, subject to a cap of six (6%) percent per year, non-compounded.
Attachment D – SUP Plan
SUP #PLN2015-00078, Centreville Road Self Storage
Page D-1
Attachment D – SUP Plan
SUP #PLN2015-00078, Centreville Road Self Storage
Page D-2
Attachment E – Building Elevations
SUP #PLN2015-00078, Centreville Road Self Storage
Page E-1
Attachment E – Building Elevations
SUP #PLN2015-00078, Centreville Road Self Storage
Page E-2
Attachment F – Monument Sign Elevation
SUP #PLN2015-00078, Centreville Road Self Storage
Page F-1
Attachment G – Existing Site Conditions
SUP #PLN2015-00078, Centreville Road Self Storage
Page G-1
Attachment H – ECA Plan Map
SUP #PLN2015-00078, Centreville Road Self Storage
Page H-1
Attachment I – Historical Commission Resolution
SUP #PLN2015-00078, Centreville Road Self Storage
Page I-1
Attachment I – Historical Commission Resolution
SUP #PLN2015-00078, Centreville Road Self Storage
Page I-2