STAFF REPORT. Special Use Permit #PLN , Consejeros de Juda Monte de Sion (Potomac Magisterial District)

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1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning November 15, 2012 STAFF REPORT Special Use Permit #PLN , Consejeros de Juda Monte de Sion (Potomac Magisterial District) Planning Commission Public Hearing Date: December 5, 2012 Staff Recommendation: Approval I. Background is as follows: A. Request - This is a Special Use Permit (SUP) request to allow a religious institution with a maximum of 400 seats. By-Right/Required With SUP Religious Institution No Yes Buffer None for residential use 30-foot wide Type B based on current surrounding uses Minimum Lot Size 10 acres 10 acres, adequate to meet the 2-acre minimum for Maximum Lot Coverage Not specified religious institutions in A-1 85% allowed 13% proposed B. Location - The SUP site is located on the west side of Mine Road, +/-3,950 feet northwest of its intersection with Van Buren Road (see maps in Attachment A). The SUP site is identified on County maps as GPIN C. Comprehensive Plan - The site is designated AE, Agricultural or Estate. An Equal Opportunity Employer

2 November 15, 2012 Page 2 D. Zoning/Acreage - The +/ acre SUP site is zoned A-1, Agricultural. There are no associated proffers. E. Surrounding Land Uses - The subject site is surrounded by Prince William Forest Park to the west; Prince William Forest Park, vacant land and a single-family detached dwelling to the north; across Mine Road to the east is vacant land and a non-contiguous portion of Prince William Forest Park; and to the south a singlefamily detached dwelling and vacant land. II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends approval of, subject to the conditions dated November 15, 2012, found in Attachment C, based on the following reasons: The proposal is consistent with the AE planning designation and is in compliance with the Zoning Ordinance. The scope of the proposal will limit disturbance and will maintain the majority of this site in its existing condition. As indicated in the TIA and with the religious institution being limited to no more than 400 seats, the proposal will not adversely affect traffic conditions on Mine Road or on Van Buren Road. B. Planning Commission Public Hearing - A public hearing has been advertised for December 5, 2012, before the Planning Commission. III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use - Is the proposed use consistent with those uses intended by the Agricultural or Estate (AE) designation of the Comprehensive Plan? 2. Level of Service (LOS) - How does the proposal address the Prince William County Policy Guide for Monetary Contributions? B. Community Input - Have members of the community raised any issues? C. Other Jurisdictional Comments Have adjacent jurisdictions raised any issues? D. Legal Uses of the Property - What uses are allowed on the property? How are legal issues resulting from Planning Commission action addressed? E. Timing - When must the Planning Commission take action on this application?

3 November 15, 2012 Page 3 IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of SUP # PLN , Consejeros de Juda Monte de Sion, subject to the conditions dated November 15, 2012, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: Fire and Rescue a) Long-Range Land Use - While the primary uses intended in the AE designation are agricultural and large lot residential, religious institutions are generally considered to be consistent with recommended uses subject to conditions of a special use permit in the A-1 zoning district. b) LOS - The level of service impacts related to the request would be mitigated by the conditions of the special use permit as follows: Per unit amount $0.61/sq. ft.* Area +/-29,000 square feet for main and accessory buildings Contribution Amount $17, Water Quality $75 per acre +/ acres $ Total $18, *The fire and rescue contribution does not apply to the existing dwelling on the site. 2. Community Input - Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any concerns or inquiries from neighboring property owners. 3. Other Adjacent Jurisdictions - The site is outside of the required notification area of any adjacent jurisdictions. 4. Legal Uses of the Property - In addition to the property s by-right uses under the A-1 zoning classification, such as agricultural use or a singlefamily detached dwelling, the property could be used for a religious institution containing up to 400 seats subject to the conditions of an approved SUP. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing - The Planning Commission has until March 5, 2013, 90 days from the first public hearing date, to take action on this proposal. Approval of the SUP would meet the 90-day requirement. B. Recommend denial of SUP # PLN , Consejeros de Juda Monte de Sion.

4 November 15, 2012 Page 4 1. Comprehensive Plan a) Long-Range Land Use - If the application is denied, the land use classification of the site would remain AE, Agricultural or Estate, and the zoning classification would remain A-1, Agricultural. b) LOS - Denial would not have any impact on the existing LOS. 2. Community Input - Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any concerns or inquiries from neighboring property owners. 3. Other Adjacent Jurisdictions - The site is outside of the required notification area of any adjacent jurisdictions. 4. Legal Uses of the Property - The site could be developed with uses permitted in the A-1 zoning district. Legal issues resulting from the Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing - The Planning Commission has until March 5, 2013, 90 days from the first public hearing date, to take action on this proposal. Denial of the SUP would meet the 90-day requirement. V. Recommendation is that the Planning Commission concur with Alternative A and recommend approval of SUP # PLN , Consejeros de Juda Monte de Sion, subject to the proposed conditions dated November 15, Staff: Fran Burnszynski, AICP, X6962 Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. SUP Plan and Building Elevations E. Historical Commission Resolution F. Environmental Constraints Analysis

5 Attachment A Maps VICINITY MAP Page A-1

6 Attachment A Maps AERIAL MAP SUP #PLN Consejeros de Juda Monte de Sion Page A-2

7 Attachment A Maps EXISTING LAND USE AND ZONING MAP Page A-3

8 Attachment A Maps LONG-RANGE LAND USE MAP Page A-4

9 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of this special use permit request to allow a religious institution. This analysis is based on the relevant comprehensive plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use Yes The proposal would allow a religious institution with up to 400 seats. While not expressly identified in the AE, Agricultural or Estate, designation, which recommends agricultural and large lot residential development, a religious institution can be deemed to be compatible with residential uses when subject to the conditions of an approved SUP. Community Design Yes The applicant has provided a site layout, building architecture and buffer standards. The lighting and signage details are addressed. Cultural Resources Yes A Phase I Survey was conducted. No further study was recommended. Curation of cultural artifacts found on site has been conditioned. Environment Yes An ECA was submitted with the application. The site is deemed to be 75% environmental resource due to its proximity to Quantico Creek, its slopes and soils. The site is primarily wooded. The applicant has shown limits of clearing and grading which focus disturbance to the northeast portion of the site. A 100-foot tree preservation area is shown on the western boundary. Low impact development and stormwater management facilities shall be located adjacent to or within the parking areas. Fire and Rescue Yes The site is within the recommended 8.0-minute response time and just outside the 4.0 minute response time, and the tactical unit workload for the nearest stations are within the recommended capacity. A monetary contribution according to the Policy Guidelines is conditioned. Police Yes No significant impact to police services is anticipated. Graffiti removal has been conditioned. Potable Water Yes The site will be served by public water. Page B-1

10 Attachment B - Staff Analysis Sanitary Sewer Yes The site will be served by an on-site septic system subject to approval by the Health Department. All septic facilities shall fit within the limits of clearing and grading and the reserve drainfield with access easement shown on the SUP plan. Transportation Yes A Traffic Impact Analysis was conducted based on a 400 seat religious institution. No failing movements were identified. Due to the minimal design of Mine Road, adequate right-of-way has been conditioned. Parking has been conditioned to be on-site only and sidewalks shall be provided from the parking area to the buildings. Page B-2

11 Attachment B - Staff Analysis 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 North South Vacant land, single family detached dwellings and Prince William Forest Park Vacant land and single family detached dwelling Zoning AE & CRHS A-1 AE & ER A-1 West Prince William Forest Park CRHS A-1 East Across Mine Road - Vacant land and portion of Prince William Forest Park AE A-1 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 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 in the Rural Area of the County, and is designated Agricultural or Estate (AE) in the Comprehensive Plan. The following table summarizes the uses and densities intended within the AE designation: Page B-3

12 Attachment B - Staff Analysis Long-Range Land Use Plan Classification AE Land Uses Intended Agricultural or Estate - The purpose of the Agricultural or Estate classification is to protect existing agricultural lands, cultural resources, and open space, as well as other important rural environmental resources, and to provide areas within the County where large lot residential development is appropriate. The maximum density is one dwelling per 10 gross acres. The site is located on the west side of Mine Road, +/- 3,950 feet northwest of its intersection with Van Buren Road. The +/ acre SUP site is zoned A-1, Agricultural. There are no proffers associated with this site. The proposed SUP would allow for a site containing a maximum 400-seat religious institution housed in a 2-story main building which has a total floor area of 24,000 square feet, a 5,000 square foot auxiliary building and an existing 3,200 square foot dwelling. The auxiliary building may only be used as an accessory building and as conditioned can only be used for customary accessory uses such as Sunday school, social gatherings, recreational uses etc., but may not be used for a school, a child care facility or worship sanctuary. Proposal s Strengths Long-Range Land Use While the proposed use is not agricultural or a large lot residential development, as identified in the AE designation, religious institutions are considered to be compatible with this plan designation, subject to conditions as part of a special use permit. The existing A-1 zoning can allow the use with a special use permit. Consistent with Zoning Ordinance The proposal is consistent with Sec of the Zoning Ordinance and the development standards, which apply to a religious institution seeking a special use permit. Proposal s Weaknesses Intensity The proposal is more intense than other development along Mine Road. The applicant has tried to minimize the impact of the facility by reducing the seating from 600 to 400, reduce the associated parking and tighten the limits of clearing and grading. The limits have been conditioned and will be adhered to even if the size of the facility must be reduced to accommodate stormwater management and septic facilities. On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Page B-4

13 Attachment B - Staff Analysis 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 proposed site will be developed with a 2-story, 24,000 square foot main building containing up to 400 seats for the worship services, a 5,000 square foot auxiliary building for associated activities such as Sunday school, recreational uses and social gatherings and the existing 3,200 dwelling will remain. Minimum 30-foot buffers will be maintained on the north and south boundaries of the site and a minimum 100-foot wide preservation area will be provided on the western boundary of the site. The limits of clearing and grading will be strictly adhered to even if the size of the facility must be reduced to accommodate the use and it supportive infrastructure. Proposal s Strengths Site Layout As conditioned, the site layout shall be substantially as shown on the SUP plan. Signage As conditioned, the freestanding signage shall be limited. Buffers, Landscaping and Tree Preservation Type B buffers shall be provided along the northern and southern boundaries using existing tree cover being supplemented as needed. A minimum 10 foot wide landscaping strip which is unencumbered with parallel utilities shall be planted along Mine Road in accordance with DCSM standards. A 100-foot wide tree preservation area is shown and conditioned along the western property line. Site Lighting The parking lot lighting is conditioned to be no taller than 16 feet and to use full cut-off lighting fixtures. Building Elevations The building elevations have been conditioned for the main and auxiliary building. Signage The site shall be limited to no more than one freestanding, monument sign which is no taller than 5 feet. The design, materials and colors used on the sign shall be compatible with the main building as conditioned. The base of the sign shall be landscaped and the sign shall not be lit. Proposal s Weaknesses Character Due to the rustic nature of this stretch of Mine Road and its adjacency to the Prince William Forest Park, the scope of any institutional facility in this area should be minimal. The proposal has been reduced from 600 to 400 seats as has been the associated parking. Staff still Page B-5

14 Attachment B - Staff Analysis has reservation about the feasibility of locating a facility of this size, albeit reduced, on the footprint shown. The applicant will have to work within the parameters shown on the SUP and conditioned in order to locate this facility at this location even if it has to be reduced in size further. Staff has drafted conditions to help ensure that the scope of the facility does not grow beyond that which has been portrayed. On balance and as conditioned, 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. Phase I archaeological studies are generally required at submission of rezoning and special use permit applications where significant prehistoric or historic sites and cemeteries are known or suspected. Phase II evaluations and treatment plan studies may also be required. Records research is required of all applicants for rezoning, special use permit, comprehensive plan amendment, and public facility review applications. Proposal s Strengths Archaeological Investigation A Phase I archaeological study was conducted on the site which did not identify any archaeology sites. No additional archaeological studies are recommended. Curation A curation condition has been drafted to require the applicant curate artifacts found on the site with the County. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Page B-6

15 Attachment B - Staff Analysis 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. An environmental constraints analysis was submitted with this SUP application, and it indicates that this site contains approximately 0.45 acres of resource protection area (RPA) in the southwestern part of the site. No 100-year floodplain is mapped on this site. About 75% of the site is considered Environmental Resource (ER) based on steep slopes and sensitive soils located on the site. These steep slopes and the highly erodible soil mapped in this area will require a detailed geotechnical study. The majority of the site is wooded. No endangered or threatened species are located in this area. The site is located in Subwatershed # 625 that drains into Quantico Creek in the Quantico Creek watershed. Unless waived at site plan, stormwater management (SWM) will be handled by an underground SWM/BMP facility or an above ground facility within the limits of clearing and grading. The applicant has also committed to use LID techniques on site. Proposal s Strengths LID The conditions require installation of LID facilities as depicted on the SUP plan. Stormwater Management Facilities Unless waived, the applicant shall provide stormwater facilities on-site either underground or above ground with in the area identified as the limits of clearing and grading. Water Quality The proffers and conditions include a monetary contribution in the sum of $75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality, stream restoration projects, and/or drainage improvements. Tree Save As depicted on the SUP plan and conditioned, the majority of the tree cover on-site shall be maintained. Preservation Area The applicant shall maintain a 100-foot wide preservation area along the western boundary of the site adjacent to the Prince William Forest Park. This will help protect Quantico Creek and the Forest Park. Page B-7

16 Proposal s Weaknesses Attachment B - Staff Analysis Steep Slopes and Soils Most of the site contains steep slopes with highly erodible soils. The applicant has sited the facility to try to minimize impacts though some are noted. A detailed geotechnical study at site plan will be required and retaining walls are proposed to minimize the impact. 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 encourages installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The site is closest to the Dumfries Fire and Rescue Stations #3F and 3R. It is estimated that there are approximately 761 and 4,193 incidents per tactical unit at these stations respectively, which in the former case is within the recommended standard of 2,000 incidents per unit. It is estimated that the response time for the site would be just beyond the recommended 4.0-minute response time for fire suppression and basic life support. It is estimated that the response time for this site would be within the recommended 8.0-minute response time for advanced life support. Because the rescue station is over capacity and the site is just beyond the 4.0 minute response time for basic life support, a condition has been drafted requiring the applicant to have a staff member who is trained in CPR to help ameliorate this impact. The Fire and Rescue Association is currently reviewing the number of tactical units per station, and the numbers reported here are subject to revision. Proposal s Strengths Level of Service As conditioned, the applicant will provide a monetary contribution of $0.61 per square foot of building floor area in the main and auxiliary buildings. Response Time The site is within the recommended 8.0-minute response time for advanced life support. Unit Workload Capacity The responses per tactical unit from Dumfries Fire Station, #3F, is within the recommended standard. Page B-8

17 Attachment B - Staff Analysis CPR Training As conditioned, at least one employee/staff member shall be trained and remain certified in cardiopulmonary resuscitation (CPR). Proposal s Weaknesses Response Time The site is just beyond the recommended 4.0-minute response time for fire suppression and basic life support. Unit Workload Capacity The responses per tactical unit from Dumfries Rescue Station, #3R, is over the recommended standard. 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. Proposal s Strengths Safety and Security Measures The Police Department has recommended the safety and security measures that should be incorporated into the design of the site. No significant impact to police services is anticipated. Graffiti As conditioned, the applicant shall notify the Police Department if their property is marked with graffiti and remove it promptly thereafter. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Page B-9

18 Attachment B - Staff Analysis 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. While the site is located in the Rural Area, water service is available to this site. Due to the nature of the use, water connection has been conditioned to ensure that life and safety needs are met for the use. Proposal s Strengths Water Connection Public water service is available to and in close proximity to the subject site. Additional water main construction, at the applicant s cost, may be required in order to provide required fire protection hydrant coverage and fire flows. 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 Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary and stormwater sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the development area, and the use of either private or public sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the Rural Area. The site is located in the Rural Area and public sewer service is not available to the subject site. The applicant shall be required to provide on-site septic facilities adequate to serve the proposed use. If the applicant is unable to serve the proposed use within the limits depicted and conditioned on the site, the applicant shall reduce the size of the use accordingly. Page B-10

19 Proposal s Strengths Attachment B - Staff Analysis Septic The site shall be served by on-site septic subject to approval by the Health Department prior to site plan approval. The facilities shall be located within the limits of clearing and grading and within the approved reserve drainfield area as shown on the SUP plan and an associated access/utility easement measuring no greater than 20 feet in width to access/serve said drainfield. The size of the use including the maximum seating and building floor area shall need to be reduced if the proposal cannot be accommodated within the limits of clearing and grading and scope of the proposal that is shown on the SUP plan. 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 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 level of service (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. Site access is proposed via one access point on Mine Road. Based on the number of trips generated from the proposed use, a traffic impact analysis (TIA) was required per DCSM standards. None of the traffic movements at the site entrance or at the intersection of Van Buren Road and Mine Road will fail as a result of this proposal based on a 400-seat religious institution. Accordingly the site has been conditioned to contain no more than a 400-seat facility EXISTING CONDITIONS Roadway Name Number of Lanes 2008 VDOT Count 2005 Daily LOS* Mine Road vpd N/A *The county model does not include this section of Mine Road in its network of roadways. Due to the limited amount of right-of-way along Mine Road, the need for additional right-of-way along Mine Road has been identified and conditioned with this proposal. Page B-11

20 Attachment B - Staff Analysis Proposal s Strengths Vehicular Access As conditioned in association with the subject SUP, the number of access points to Mine Road will be limited to one. Right-of-Way Dedication As conditioned, the applicant shall dedicate 25-feet of right-of way from centerline along the Mine Road frontage. Pedestrian Access The applicant shall provide sidewalks as shown on the SUP plan. Parking As conditioned, all parking will occur on-site. No parking associated with this use shall occur on Mine Road. Proposal s Weaknesses None identified. On balance, this application, subject to the conditions, 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 that are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but that 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 construction 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. Landscaping - Landscaping/buffering/screening/tree canopy coverage shall meet minimum requirements of the DCSM in addition to the proposed SUP plan and conditions. Page B-12

21 Agency Comments Attachment B - Staff Analysis 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: Planning Office, Case Manager DPW- Environmental Services Service Authority Heatlth Department Prince William Forest Park County Archeaologist Historical Commission Police Department of Transportation VDOT Zoning Proffer Administrator Page B-13

22 Attachment C SUP Conditions dated November 15, 2012 Proposed Conditions Applicant/Lessee & Owner: Consejeros de Juda Monte de Sion Zoning: A-1, Agricultural Acreage: +/ acres GPIN: November 15, 2012 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 provided for herein. The applicant shall file a site plan within 1 (one) 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 special use permit shall be void, and the use may not commence thereafter without approval of another special use permit. Issuance of an occupancy permit constitutes commencement of the use. 1. Site Development - The SUP site shall consist of the entire +/ acre area shown on the SUP plan. The applicant shall develop the site in substantial conformance with these conditions and the SUP plan for Consejeros de Juda Monte de Sion Special Use Permit Plan, dated May 1, 2012 and prepared by Ervin Engineering. 2. Use Parameters a) Maximum Building Area The maximum gross square footage of total building area on-site shall not exceed 32,200 square feet including the 3,200 square foot dwelling. b) Special Use Permit Area This special use permit shall apply to the entire +/ acre property. c) Dwelling The structure identified as a dwelling may only be used to house clergy or staff of the religious institution. 3. Permitted Uses a) The following uses shall be permitted on the property: i) A religious institution and related facilities, including a sanctuary, fellowship hall, Sunday school classrooms, administrative and office areas, and facilities for community groups (eg. Alcoholics Anonymous, Cub Scouts, Girl Scouts, HOAs, music club, etc.). Page C-1

23 Attachment C SUP Conditions dated November 15, 2012 ii) The sanctuary, Sunday school classrooms, church administrative office areas, fellowship hall, and community meeting facilities shall be located in the proposed +/-24,000 main building. The auxiliary building shall be used for accessory indoor recreation purposes (gymnasium). There shall not be a kitchen in either the main or auxiliary buildings. b) The maximum seating capacity for the religious institution shall be 400 seats. 4. Hours of Operation The hours of operation shall be as follows: a) Religious institution and related facilities 7:30 a.m. to 10:00 p.m., daily; b) Community Groups 5:00 p.m. to 10:00 p.m., daily 5. Architecture The proposed main building shall be designed and constructed in substantial conformance with the architecture and materials shown in the drawing entitled Consejeros de Juda Monte de Sion, dated February 7, The façade shall primarily be brick and shall use the same design, materials and colors on all sides. All colors used shall be earth tones. The reference to an expansion is no longer applicable. The auxiliary building will be compatible with the main building in terms of design, colors and materials. Compliance shall be demonstrated by the submission of architectural elevations for review and approval by the Planning Director or his designee at least two weeks prior to issuance of the building permit release letter. 6. Refuse Storage Area Any refuse storage areas shall be screened with an opaque fence or wall constructed of masonry material that is compatible with the building on the property. The enclosure shall have 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. 7. Environment All landscaping shall be native and drought-resistant as approved on the final site plan. a) Buffers The applicant shall provide a minimum 30-foot wide, Type B buffer as shown on the SUP plan along the northern and southern boundaries. The applicant shall maintain and preserve the existing mature vegetation and hardwood trees according to the limits of clearing shown on the SUP plan. The applicant shall provide supplemental plantings within the 30-foot wide buffer as necessary to achieve a screening effect equivalent to the standard set forth in the DCSM for a Type B buffer. The foregoing language shall not be interpreted to preclude the applicant from constructing a maximum 20-foot wide perpendicular water, sanitary sewer and storm sewer connections to adjacent properties through said buffer. b) Minimize Clearing and Grading The applicant shall show the limits of clearing and grading for the site on the final site plan. They shall substantially conform to the ultimate tree line shown on the SUP plan but will also allow for the clearing and Page C-2

24 Attachment C SUP Conditions dated November 15, 2012 grading for the reserve drainfield and an associated access/utility easement measuring no greater than 20 feet in width. c) Preservation Area As shown on the SUP plan, the applicant shall maintain a 100- foot wide preservation area on the western boundary of the site. d) Monetary Contribution The applicant shall make a $75 per acre monetary contribution to the Board of County Supervisors for water quality monitoring, stream restoration projects and/or drainage improvements. Said monetary contribution shall be made prior to, and as a condition of, final site plan approval. e) Erosion Control The applicant shall install super silt fence erosion and sedimentation control measures or its equivalent in connection with development and land disturbing activity along the limits of disturbance. A note shall be included on the applicable final site plan(s) that identifies the specific measures to be utilized on the Property. f) Low Impact Development (LID) Techniques The applicant shall use LID techniques on-site as shown on the SUP plan. The techniques may include infiltration trenches, rain gardens, pervious pavement as allowed by the Department of Transportation, rain barrels but shall not be limited to those techniques. The applicant shall utilize these techniques to the maximum extent feasible to meet the stormwater quality and quantity demands of the site. The applicant shall provide a concept plan showing how LID will work on the site prior to submitting a first final site plan. g) Stormwater Management Facilities (SWM) If the LID SWM techniques mentioned in #7f above are not adequate as determined at site plan, the applicant shall provide additional traditional stormwater management facilities on-site within the limits of clearing grading (ultimate treeline) shown on the SUP plan except for necessary outfall. The limits shall be maintained even if the religious institution has to be reduced in size or scope. 8. Foundation Landscaping The applicant shall provide a variable width (5 ft.-15 ft.) landscaping strip on the east and north sides of the +/-24,000 sq. ft. main building, around the foundation as shown on the SUP plan, to reduce the visual impact of buildings and/or structures from the surrounding properties. The planting area shall contain at least 65 plant units per 100 linear feet and shall contain shrubs, flowering plants and small ornamental trees. Compliance with this condition shall be demonstrated on the approved final site plan. Page C-3

25 Attachment C SUP Conditions dated November 15, Lighting 10. Signs a) Building Lighting Building mounted security lighting, which is full cut-off directed toward the +/-24,000 sq. ft. building and in compliance with the Zoning Ordinance, shall be permitted. No ground mounted lighting of the buildings shall be permitted. Compliance with this condition shall be demonstrated on the approved final site plan. b) Freestanding Lighting Freestanding lighting shall be no taller than 16 feet in height and shall be contained in full cut-off light fixtures directed downward. a) Freestanding Sign One freestanding monument-style sign shall be allowed on the property along Mine Road. The freestanding sign shall be compatible with the main building in terms of design, materials and colors and shall not exceed five feet in height. The sign may not be lit. b) Landscaping The applicant shall provide landscaping, consisting of ground cover, and dwarf shrubs, at the base of the freestanding sign. The proposed landscaping shall be installed as a condition of the associated sign permit issuance. c) Façade Sign Building-mounted signage shall be permitted in accordance with the Zoning Ordinance. d) Sign Permits - Sign permits are required for all signs. Color, scaled renderings of all signage shall be submitted as part of the sign permit approval process. e) Attention-Getting Devices Temporary signs, banners, balloons, streamers, garrison flags, or similar attention-getting devices shall be strictly prohibited. 11. Transportation a) Vehicular Access The vehicular access to Mine Road shall be located substantially where shown on the SUP plan and designed and constructed as determined by VDOT and the Prince William County Department of Transportation. b) Right-of-Way As a condition of final site plan approval, the applicant shall dedicate 25 feet from centerline along the property frontage. c) Parking The parking on-site shall not exceed 147 spaces; compliance with which shall be demonstrated on the approved final site plan. No vehicles associated with this use shall be parked off-site including on/along Mine Road. Page C-4

26 Attachment C SUP Conditions dated November 15, 2012 d) Obstruction of Travel Ways - The applicant shall ensure that any vehicles associated with the use do not obstruct the travel ways, fire lanes, adjoining road network, landscaped areas, or parking spaces as shown on the SUP plan. e) Directional Signs - On-site directional signs shall be required to alert visitors to oneway traffic movements and to guide vehicles through the site, subject to approval of a sign permit. f) Sidewalks As a condition of final site plan approval, the sidewalks serving the parking area shall be constructed as shown on the SUP plan. 12. Cultural Resources Curation The Applicant shall curate with the County all artifacts, field records, laboratory records, photographic records, computerized data and other historical records recovered as a result of the above excavations. All artifacts and records submitted for curation shall meet professional standards and The Secretary of the Interiors Standards and Guidelines for Archeology and Historic Preservation. A curation fee identical to VDHR s curation fee will be paid by the applicant at the time of delivery to the County. Ownership of all records submitted for curation shall be transferred to the County with a letter of gift. 13. Handicapped Parking and Signage Parking and signage for handicapped members/visitors shall be provided in accordance with the Design and Construction Standards Manual and other current standards. 14. Connection to Public Water The site shall be connected to public water, with the applicant bearing all costs associated with providing all on- and off-site facilities to make such connection. 15. Wells As a condition of site plan approval, the applicant shall close all the wells on-site in accordance with local, state or federal regulations. 16. Septic The site shall be served by on-site septic subject to approval by the Health Department prior to site plan approval. The facilities shall be located within the limits of clearing and grading and within the approved reserve drainfield area as shown on the SUP plan and an associated access/utility easement measuring no greater than 20 feet in width to access/serve said drainfield. The size of the use including the maximum seating and building floor area shall to be reduced if the proposal cannot be accommodated within the limits of clearing and grading and scope of the proposal that is shown on the SUP plan. 17. Fire and Rescue - Prior to and as a condition of final site plan approval, the applicant shall contribute $0.61 per square foot of building area (+/-29,000 sq. ft.) for mitigation of impacts on fire and rescue services. 18. CPR Training - At least one employee/staff member shall be trained and remain certified in cardiopulmonary resuscitation (CPR). Page C-5

27 Attachment C SUP Conditions dated November 15, 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 SUP, 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 SUP, 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 SUP 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. Page C-6

28 Attachment D SUP Plan dated May 1, 2012 Page D-1

29 Attachment D Building Elevations Page D-2

30 Attachment D Building Elevations Page D-3

31 HISTORICAL COMMISSION RESOLUTION Attachment E Historical Commission Resolution MOTION: CUNARD November 10, 2009 Regular Meeting SECOND: SWAVELY Res. No RE: ACTION: LAND DEVELOPMENT RECOMMENDATIONS APPROVED WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and WHEREAS, the Prince William County Historical Commission s review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action; NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties: Case Number Name Recommendation REZ PLN Glen-Gery Property Phase I on undisturbed areas around perimeter REZ PLN Haymarket Crossing Phase II, Military Site Survey, Request cemetery be fenced SUP PLN2010- Burke and Herbert Bank and No further work Trust PRA PLN2010- Madison Crescent Sign Table SUP PLN SUP PLN SUP PLN SUP PLN Package Greenwich Presbyterian Church Quaker Steak and Lube Consejeros de Judah Mount de Sion (Councils of Judah Mt. Zion) Emmanuel Baptist Church Military Site Survey, Cemetery delineation on area noted in Thunderbird Report No further work Limited Phase I to evaluate road trace No further work Page E-1

32 Attachment E Historical Commission Resolution Votes: Ayes: by acclamation Nays: None Absent from Vote: None Absent from Meeting: Cavossa, Smith, Wright MOTION CARRIED CERTIFIED COPY Secretary to the Commission Page E-2

33 Attachment F Environmental Constraints Analysis Page F-1