July 2, Special Use Permit #SUP , Submission Ministries & Fellowship Brentsville Magisterial District

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Internet Rebecca Horner, AICP, CZA Director of Planning July 2, 2018 TO: FROM: RE: Planning Commission Keasha Chappell Hall Planning Office Special Use Permit Brentsville Magisterial District I. Background is as follows: A. Request To allow an ±11,400 square foot religious institution with an ±864 square foot rectory, on a ±2.53 acre site zoned A-1, Agricultural. The following informational table provides more details regarding the proposed application. SUP Proposal: Required/Allowed Provided/Proposed with SUP Submission Ministries & Fellowship SUP Area N/A 110,007 SF / 2.53 Acres Gross Floor Area N/A 11,400 SF Main Building (220 seats) 864 SF Rectory Building Height 60 feet 30 feet Parking 75 spaces 77 spaces Average Weekday Daily Trips N/A 104 weekday daily vehicle trips 414 Sunday vehicle trips Lot Coverage 85% 42% / FAR 0.11 B. Site Location The subject site is addressed Thoroughfare Road, and is located ±572 feet southeast from the intersection of James Madison Highway

2 July 2, 2018 Page 2 (Route 15) and Thoroughfare Rd., and is identified on County maps as GPIN: C. Comprehensive Plan The site is designated SRR, Semi-Rural Residential, in the Comprehensive Plan. Additionally, the site is located in the I-66/Route 29 Sector Plan, and is partially located within the James Madison Highway - Highway Corridor Overlay District, HCOD. D. Zoning The subject site is zoned A-1, Agricultural, without proffers. E. Surrounding Land Uses The subject site is surrounded by large lot residential dwellings to the east and west. Southwest of the site is a pending case #REZ to allow for the development single-family detached dwelling units. Furthermore, north of the subject site is a ±171-acre vacant site with proffers pursuant to case #PLN , to develop as a subdivision with a maximum of 150 single-family detached dwellings (see attachment A for maps). II. Current Situation is as follows: A. Planning Office Recommendation Staff recommends approval of SUP #SUP , subject to the conditions dated June 5, 2018, for the following reasons: The subject site is zoned A-1, Agricultural, and is planned SRR, Semi-Rural Residential, in the Comprehensive Plan. Religious Institutions are generally considered compatible with residential development in the A-1 zoning district, subject to the conditions of an approved SUP. The applicant has reduced the limits of clearing a grading, resulting in the preservation of a number of mature trees and vegetation. Additionally, as conditioned, the Applicant shall contribute $75.00 per acre for water quality monitoring purposes. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for July 11, 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 SRR, Semi-Rural Residential, use designations? 2. Level of Service (LOS) How does the proposal address the mitigation of impacts to existing levels of service?

3 July 2, 2018 Page 3 B. Strategic Plan 1. Wellbeing How does the proposal help the community support vulnerable individuals and families to ensure the wellbeing of the entire community? C. Community Input Have members of the community raised any issues? D. Other Jurisdictional Comments Have other jurisdictions raised any issues? E. Legal Uses of the Property What uses are allowed on the property? How are legal issues resulting from the Planning Commission s action addressed? F. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend Approval of Special Use Permit, #SUP , Submission Ministries & Fellowship, subject to the proposed Conditions dated June 5, 2018, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use As stated in the Comprehensive Plan, the purpose of the SRR, Semi-Rural Residential Designation, is to provide areas where a wide range of larger-lot residential development can occur. Additionally, the SRR designation serves as a transition between large lot development areas and denser residential development. Religious institutions are not specifically mentioned within the Long-Range Land Use section of the Comprehensive Plan but are generally considered compatible with residential development, subject to the conditions of a SUP. 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 ±2.53 acres $ Fire & Rescue $0.61 per SF of ±11,400 SF (new $7, building area building) ±864 SF (rectory) Total SF = 12,264SF Total $ Provided $ 7,670.79

4 July 2, 2018 Page 4 2. Strategic Plan: a) Wellbeing Religious institutions provide partnership opportunities to address human service needs from a grass roots community level. This opportunity to engage with a faith-based community aligns favorably with the Strategic Plan goal to increase cooperation and partnership with faith-based communities to address human service needs within the County. 3. Community Input Notice of the special use permit request has been transmitted to property owners within 500 feet of the site. As of the date of this staff report, the Planning Office has not received any feedback from the community. 4. Other Jurisdictional Comments The subject site is not located within the required notification area any adjacent jurisdictions. 5. Legal Uses of the Property In addition to the by-right uses allowed under the A-1 zoning classification, Religious Institutions are permitted subject to the conditions of a SUP. Legal issues resulting from the Planning Commission s action are appropriately addressed by the County Attorney s Office. 6. Timing The Planning Commission has until October 9, 2018, which is 90 days from the first public hearing date, to take action on the Special Use Permit proposal. A recommendation to approve the Special Use Permit request would meet the 90-day requirement. B. Recommend Denial of #SUP , Submission Ministries & Fellowship. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use Denial of the SUP would not impact the SRR, Semi-Rural Residential, long-range land use designation for this property. Religious institutions are not specifically mentioned within the Long-Range Land Use section of the Comprehensive Plan. b) Level of Service (LOS) Denial would not have any impact on the existing level of service. 2. Strategic Plan: a) Wellbeing Religious institutions provide partnership opportunities to address human service needs from a grass roots community level. This opportunity to engage with a faith-based

5 July 2, 2018 Page 5 community aligns favorably with the Strategic Plan goal to increase cooperation and partnership with faith-based communities to address human service needs within the County. 3. Community Input Notice of the SUP request has been transmitted to property owners within 500 feet of the site. As of the date of this staff report, the Planning Office has not received any feedback from the community. 4. Other Jurisdictional Comments The subject site is not located within the required notification area any adjacent jurisdictions. 5. Legal Uses of the Property By-right uses would be allowed under the A-1 zoning classification. Legal issues resulting from the Planning Commission s action are appropriately addressed by the County Attorney s Office. 6. Timing The Planning Commission has until October 9, 2018, which is 90 days from the first public hearing date, to take action on the SUP proposal. A recommendation to deny the Special Use Permit request would meet the 90- day requirement. V. Recommendation is that the Planning Commission accept Alternative A and recommend approval of, subject to the conditions dated June 5, Staff: Keasha Chappell Hall (ext. 6846) Attachments A. Area Maps B. Staff Analysis C. Proposed Conditions D. Proposed SUP Plan E. Historical Commission Resolution

6 Attachment A Maps VICINITY MAP Page A-1

7 Attachment A Maps AERIAL MAP

8 Attachment A Maps EXISTING ZONING MAP Page A-3

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

10 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: APPROVAL This summary 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 Long-Range Land Use Community Design Cultural Resources Environment Fire & Rescue Police Potable Water Sanitary Sewer Transportation Plan Consistency Yes Yes Yes Yes Yes Yes Yes Yes Yes Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Future Land Use Map Designation North Across Thoroughfare Road, is a ±171- acre vacant site with proffers to develop as a subdivision with 150 single-family detached dwellings; SRR Zoning SR-1 East Single family detached dwellings; SRR A-1 South West Single family detached dwellings & vacant land, and a pending case #REZ to allow for the development of 107 single-family detached dwelling units; Single family detached dwellings & across Route 15 vacant land. SRR A-1 SRR A-1 Page B-1

11 Attachment B Staff Analysis 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 on 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 sitespecific 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 is a SUP application for a Religious Institution that is located within the Development Area of the County, and is classified SRR, Semi-Rural Residential, on the Long-Range Land Use Map. The following table summarizes the uses and densities intended within the SRR designation: Long Range Land Use Map Designation Semi-Rural Residential (SRR) Intended Uses and Densities The purpose of the Semi-Rural Residential classification is to provide for areas where a wide range of larger-lot residential development can occur, as a transition between the largest-lot residential development in the Rural Area and the more dense residential development found in the Development Area. Residential development in the SRR areas shall occur as singlefamily dwellings at a density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed as part of a residential project in the SRR classification the average density within that project should be 1 dwelling unit per 2.5 acres on a project-by-project basis. Cluster housing and the use of the planned unit development concept may occur, so long as the resulting residential density is no greater than that possible under conventional development standards and provided that such clustering furthers valuable environmental objectives such as stated in the Environment Plan and is consistent with fire and rescue service objectives. The lower end of the density range for the SRR classification should be proposed with a rezoning application. Higher densities shall be achieved through negotiation at the rezoning stage, not to exceed average densities established in this category. Page B-2

12 Attachment B Staff Analysis Proposal s Strengths Long-Range Land Use Compatibility The subject area is designated SRR, as shown on the land use map, and the A-1 zoning district implements the SRR land use designation. Furthermore, a religious institution is considered compatible with residential development with conditions of an approved special use permit. Generally Permitted Uses 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. Religious institutions are generally permitted uses in all agricultural and residential zoning districts. Land Use Policy Consistency The subject application favorably aligns with the following land-use policies: o LU-POLICY 12: Encourage a land use pattern that respects environmental features in accordance with the goals and objectives of the Environment Plan. As Conditioned, the Applicant shall substantially conform to the SUP Plan, which includes reduced limits of clearing and grading in order to preserve existing environmental features such as specimen trees and mature forestation. o LU-POLICY 15: Encourage development that infills undeveloped portions of established stable neighborhoods in the Development Area, at a density, mass, height, and intensity that conforms with those neighborhoods - so long as the general Long-Range Land Use Plan designation of that neighborhood is upheld. Proposal s Weaknesses The subject site is a vacant parcel surrounded by established large lot singlefamily detached dwellings. As such, the Applicant has provided elevations that depict a religious institution with some residential character incorporated into the design. Additionally, the structure shall have a massing that is visually unobtrusive to the neighboring parcels. None Identified. On balance, the application is found to be consistent with the relevant components of the Long-Range Land Use Plan. Page B-3

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. Proposal s Strengths Placement of Parking Community Design Policy 8.1 encourages the placement of a portion of the required parking in the rear of commercial buildings. As proposed, the Applicant has placed the majority of the required parking spaces towards the rear of the project area. Preservation of Woodlands Community Design Policy 12.1 emphasizes the importance of existing woodland areas as important features for protecting water quality, contributing to the overall beauty of the County, and promoting ecological diversity. As depicted on the on the SUP Plan, the Applicant intends to preserve the viable champion trees and other specimen trees that exist along the perimeter of the property. Buffers The Applicant has provided 30-foot buffers to screen the proposed use from neighboring dissimilar uses. Proposal s Weaknesses Material Composition The Applicant proposes to use materials that are not typically compatible with nearby residential development such as metal fabricated facades with little to no natural materials to break up the massing of the elevations. However, as Conditioned, the Applicant shall incorporate a mixture of high quality materials such as glass, cementitious, or stone materials in order to enhance the architecture and compatibility with the surrounding area. Minimal Architectural Details The Applicant has provided an illustrative demonstrating the architecture in concept, however the elevations lack a sufficient amount of detail to substantially conform to. However, as Conditioned, the Applicant shall incorporate architecture and materials that are consistent with the Community Design Chapter such as articulated rooflines, step backs and a mixture of materials such as glass, stone, brick, and wood. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Page B-4

14 Attachment B Staff Analysis 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 illdefined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. The project area is in the Buckland Mills Battlefield, , which is potentially eligible for listing on the National Register of Historic Places. Adjacent the project area is Woodlawn, , circa 1780s-1790s. Potential for finding archaeological sites is medium to high. Proposal s Strengths Impact Mitigation The project area exhibits a medium to high potential for finding cultural resources. In the event the findings of the Phase I survey indicate that a Phase II evaluation is warranted, the Applicant shall conduct such Phase II evaluation on sites and resources. As conditioned, the Applicant shall retain a qualified professional to conduct a Phase I cultural resources survey of the project area. 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 Page B-5

15 Attachment B Staff Analysis 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 Applicant provided an Environmental Constraints Analysis, ECA, with the subject application. There are no environmental features of concern such as 100-year floodplains, or Resource Protection Areas (RPA) located on the site. The site is located in Subwatershed #220, which is in the Broad Run watershed. PERCENT IMPERVIOUS/ PERVIOUS: 41% (40,719sf) / 59% (57,772sf) REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: None SOILS: No. Soils name Slope Soil category Erodibility 33B Legore Oakhill Complex 2-7% II Moderate 40B Montalto Silty Clay Loam 2-7% III Moderate Proposal s Strengths Environmental Features There are no environmental features located on the site. However, as depicted on the SUP Plan, the Applicant is preserving existing vegetation and specimen trees by substantially reducing the limits of clearing and grading. Impact Mitigation As conditioned, the Applicant shall contribute $75.00 per acre (± 2.53 acres) as a condition of issuance of the final site plan approval. Proposal s Weaknesses Specimen Trees Several specimen trees are noted on the ECA; many of which are situated in areas proposed for development. 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 Page B-6

16 Attachment B Staff Analysis 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 site is served by the Gainesville Fire and Rescue Station #4. Fire Station #4 responded to 3,077 incidents and the workload capacity is 2,200 responses. It estimated that the response time for the site is not within the recommended 4.0-minute response time for fire suppression and basic life support, but is within the recommended 8.0-minute response time for advanced life support. Proposal s Strengths 8.0 Minute Response Time The site is within the recommended 8.0-minute response time for advanced life support. Impact Mitigation As conditioned, the Applicant shall install one AED device and one first aid kit inside the building to aid with first response efforts. Proposal s Weaknesses 4.0 Minute Response Time The site is not within the recommended 4.0-minute response time for fire suppression and basic life support. However, as previously stated, the Applicant shall install one AED device and one first aid kit inside the building to aid with first response efforts. LOS According to recent figures, Fire Station #4 responded to 3,077 incidents and the multiple unit station workload capacity is 2,200 responses. As conditioned, the Applicant shall provide a monetary contribution to Fire & Rescue in the amount of $0.61 per square foot. 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), Page B-7

17 Attachment B Staff Analysis 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 Site Maintenance As conditioned, the applicant shall take measures to prevent graffiti, and promptly report and remove graffiti from any structures/surfaces on the site. 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 site is located within the development area. As such, the Applicant will be required to connect to public water, bearing all associated expenses. Proposal s Strengths Potable Water The site will be developed using public water, with the Applicant responsible for all associated costs. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sewer Plan sets out policies and action strategies that Page B-8

18 Attachment B Staff Analysis further the County s goal of providing an economically and environmentally sound sanitary and stormwater sewer system. Public sewer is available to the subject site. As such, the applicant will be required to connect to public water, bearing all associated expenses. Proposal s Strengths Public Sewer The site will be developed using public sewer systems, with the Applicant responsible for all associated costs. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sewer Plan. Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of creating and sustaining an environmentally friendly, multimodal 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 site is located at Thoroughfare Road in the Brentsville District approximately 600 feet east of Route 15 on the south side of Thoroughfare Road. The property is zoned Agricultural (A-1) and is designated Semi-Rural Residential, SRR, in the Comprehensive Plan. Based on based on the ITE Trip Generation 9th Edition manual, Code 560, the 11,400 square foot church would generate 6 weekday AM peak hour, 6 weekday PM peak hour, 104 weekday daily and 414 Sunday vehicle trips. As a result, a deferral of a traffic impact analysis (TIA) was granted by the Department of Transportation on August 11, 2016 per the Design and Construction Standards Manual (DCSM). Page B-9

19 Attachment B Staff Analysis ROADS SERVING THE SITE Thoroughfare Road (VA Route 682) The church site is proposed to access Thoroughfare Road approximately 600 feet east of Route 15 from the south side. Thoroughfare Road is an unpaved road adjacent to the site, and includes and unsignalized intersection with Route 15. There is no sidewalk adjacent to the site along Thoroughfare Road. Based on the latest available (2015) VDOT traffic counts, this segment of Thoroughfare Road carries 110 annual average weekday daily vehicle (AAWDT) trips. The portion of Thoroughfare Road in the vicinity of the site is included in the Comprehensive Plan for widening to four lanes within the 104 MC-1 standard with a Class 1 trail on south side along the site frontage. There is a pending zoning case on Thoroughfare Road east of the site (under REZ Woodborne Preserve). It proposes to improve Thoroughfare Road west to Route 15 including this site frontage as a 4-lane road with pedestrian facilities. 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. It also relates to the speed of traffic versus the expected speed of traffic over the course of a normal weekday. The daily level of service provides a planning tool to understand the relationship of travel patterns and to help understand the impacts of large land use changes and large scale roadway changes within the County. The daily LOS from the County model (as referenced in Strategy R1.1 and Appendix A of the Comprehensive Plan) is not to be confused with a peak hour LOS analysis which is generally derived from traffic impact analyses and focuses on the impacts of traffic signal timings, intersection lane geometries, turning movements, and peak hour volumes. The following table provides information concerning the average annual weekday daily volumes and levels of services of roadways important to this development: Roadway Name Number of Lanes 2015 VDOT Count 2015 Daily LOS Thoroughfare Road A Proposal s Strengths LOS The proposed application is not anticipated to have an adverse effect on the LOS figures for Thoroughfare Road. Transportation Improvements As Conditioned, Thoroughfare Road shall be paved in place with tar and chip surface treatments. Proposal s Weaknesses None identified. Page B-10

20 Attachment B Staff Analysis Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: None identified. Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant comprehensive plan chapters of this report. Individual comments are in the case file in the Planning Office: PWC Planning Office Case Manager PWC County Archaeologist PWC Fire & Rescue - Fire Marshal s Office PWC Historical Commission PWC Planning Office Case Manager and Zoning Administration PWC Police Crime Prevention PWC Public Works Watershed, Environmental and Arborist PWC Service Authority PWC Transportation Virginia Department of Transportation (VDOT) Page B-11

21 Attachment C Proposed Conditions CONDITIONS Owner/ Applicant: Submission Ministries & Fellowship, Inc. Special Use Permit: SUP Prince William County GPINs Special Use Permit Area: ±2.44 acres Zoning: A-1, Agricultural Magisterial District: Brentsville Date: June 5, 2018 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 (the "SUP 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 three (3) years 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 occupancy of any phase of the proposed use. Issuance of an occupancy permit constitutes commencement of the use. Failure to adhere to the required timeframe will result in this special use permit becoming null and void. 1. Site Development The property shall be developed in substantial conformance with the following plans and the conditions herein: a. Special Use Permit Plan, prepared by Schools & Townsend, P.C., dated January 26, 2018 and revised through March 20, 2018, herein after referred to as the SUP Plan. b. The applicant shall construct a 2-story building to serve as a religious institution/fellowship center. The total proposed religious institution/fellowship center building shall not exceed the following: 11,400 square feet in size, 220- seats, and 30 feet in building height. The one-story rectory building shall not exceed ±864 square feet in area and 20 feet in height. The rectory shall be occupied on a regular basis for residential purposes in association with the religious institution use. The schedule of construction of this rectory shall be completed no later five (5) years after obtaining an occupancy permit for the fellowship center. 2. Use Parameters a. Use Limitations The use shall be limited to a religious institution and related facilities including outdoor recreational uses for fellowship. This application shall not include provisions for a private school use or child day care. b. Church Bells No bells, loudspeakers, or amplification device shall be allowed. Page C-1

22 Attachment C Proposed Conditions 3. Community Design a. Architecture The design of the building shall substantially conform to the elevations entitled "Structure Details - Profile, dated January 26, b. Rectory Building The architectural style of the rectory building shall be coordinated with the proposed religious institution structure and in substantial conformance with the exhibit entitled "Structure Details - Profile, dated January 26, c. Landscaping Landscaping, as evidenced on the final site plan, shall be in substantial conformance with the SUP Plan, and shall meet minimum requirements of the DCSM. d. Preservation Existing mature trees and vegetation shall be maintained and preserved in substantial conformance with the limits of clearing and grading shown on the SUP Plan. Said existing vegetation shall be preserved, subject only to disturbance for the removal of noxious vegetation, such as poison ivy, poison oak, etc., as well as dead, dying or hazardous trees or dead or dying shrubbery. e. Buffers i. No utilities or their easements will be allowed within the required buffers or landscape areas, except for perpendicular crossings. ii. Buffers shall be in substantial conformance with those shown on the SUP Plan; compliance shall be demonstrated as a part of site plan approval. iii. All plantings shall be drought-resistant and indigenous, or other species approved with the final site plan. f. Refuse & Refuse Containers Refuse storage and removal areas shall be completely screened with an opaque board on board fence, including a gate that prohibits views of such areas from adjoining properties and the public right-ofway. The gate shall remain closed when not accessing the refuse containers. g. Sign Design Parameters i. Signage shall be internally illuminated solely during the hours of operation. ii. Freestanding signage shall be monument-style, limited to 64 square feet, and shall not exceed 10 feet in height. The base of the sign shall be comprised of brick, stone, or similar cementitious building product. Page C-2

23 Attachment C Proposed Conditions 4. Cultural Resources iii. The Applicant shall provide landscaping, consisting of ground cover, and dwarf shrubs, at the base of the sign. The proposed landscaping shall be made part of the sign permit approval process and shall be installed as a condition of a sign permit issuance. The Applicant may design landscaping at the sign base to preserve the view of the address on the sign. a. Phase I and Phase II Testing and Evaluation The Applicant shall retain a qualified professional to conduct a Phase I cultural resources survey of the project area, including temporary staging areas, proposed utility easements, off-site wetland mitigation areas, etc. Three (3) copies of the draft report documenting the results and recommendations of the Phase I survey shall be submitted to the Planning Office for review, comment, and approval prior to preliminary plan or sketch plan approval. In the event the findings of the Phase I survey indicate that a Phase II evaluation is warranted, the Applicant shall conduct such Phase II evaluation on sites and resources. All Phase I and II scopes of work shall be approved by the Planning Director or his designee. Three (3) copies of the draft report documenting the results and recommendations of the evaluation shall be submitted to the Planning Office for review, comment, and approval prior to preliminary plan or sketch plan approval. The qualified professional, the archaeological testing, and the reports shall meet the standards set forth in the current version of the Virginia Department of Historic Resources (VDHR) Guidelines for Conducting Cultural Resource Survey in Virginia. Final Phase I and Phase II reports shall be submitted in quantities, formats, and media as requested by the County Archaeologist. b. Mitigation Plan In the event the Phase II evaluations find a site significant and the site will be disturbed by construction, the Applicant will either initiate mitigation of the archaeology site through Section 106 of the National Historic Preservation Act (NHPA), with the County as a consulting party; or, if Section 106 review is not required, the Applicant will prepare a mitigation plan for approval by the Planning Director or his designee. If a County mitigation plan is required, its stipulations shall be completed prior to final site plan approval. The mitigation plan shall meet the standards set forth in the current version of the Virginia Department of Historic Resources (VDHR) Guidelines for Conducting Cultural Resource Survey in Virginia and also the Advisory Council on Historic Preservation s (ACHP) Recommended Approach for Consultation on Recovery of Significant Information from Archeological Sites ( Final reports shall be submitted in quantities, formats, and media as requested by the County Archaeologist after the report(s) have been approved by the County. c. Curation Within two (2) months of acceptance of the final cultural resource report, the Applicant shall curate with the County all artifacts, field records, Page C-3

24 Attachment C Proposed Conditions 5. Lighting 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 current professional standards and The Secretary of the Interior's 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 of the artifacts to the County. Ownership of all records submitted for curation shall be transferred to the County with a letter of gift. In the event the Phase I reports recommends Phase II evaluation, curation of the Phase I artifacts shall occur 2 months after acceptance of the final Phase II report. In the event Phase III/Data Recovery is warranted, curation of the Phase III artifacts shall occur 2 months after acceptance of the final Phase III report. Compliance shall be demonstrated by a written confirmation from the County Archaeologist prior to the issuance of any land disturbance permit for the area impacted by the Phase I, II and III reports. a. Building mounted security lighting, which is full cut-off directed toward the building and in compliance with the Zoning Ordinance, shall be permitted. No ground mounted lighting of the building shall be permitted. Compliance with this condition shall be demonstrated on the approved final site plans. b. No neon or spot lighting shall be permitted. 6. Maintenance of Property a. Site Maintenance The owner/applicant shall maintain the site and shall pick up trash, litter and debris on a daily basis. b. Graffiti Removal The Applicant agrees to remove any graffiti from the property. Graffiti shall be deemed any inscription or marking on walls, buildings or structures not permitted by the sign regulations in Section et. seq. of the zoning ordinance. Any graffiti is to be reported to the Prince William County Police Department before removal. 7. Environment a. Water Quality The Applicant shall contribute $75 per acre 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. Limits of Clearing and Grading Development of the site shall be in substantial conformance with the limits of clearing and grading shown on the SUP Plan. Page C-4

25 Attachment C Proposed Conditions 8. Fire and Rescue a. Monetary Contribution The owner/applicant shall make a $0.61 per square foot of building area (±12,264 SF) monetary contribution for fire and rescue services to the Board of County Supervisors prior to, and as a condition of issuance of the final site plan approval. If construction is phased, said amount shall be paid for those buildings (or phases of each) for which a building permit is being sought. b. Building Equipment The applicant shall provide at least one (1) first aid kit and one (1) Automated-External Defibrillator (AED) mounted in a location that is easily accessible within the primary building. c. Fire Lanes The Applicant shall designate fire lanes at the time of site plan submission. 9. Transportation a. Thoroughfare Road i. The Applicant shall design and construct improvements on Thoroughfare Road (hereinafter, the Transportation Improvements ) prior to site plan approval. In the event Thoroughfare Road is designed and constructed along the property frontage by VDOT or the County, the Applicant will reimburse the other party for the actual cost of the improvement. Said Transportation Improvements shall include paving in place from the property limits to Route 15. The Applicant shall show the final location and design of the Transportation Improvements on a separate public improvements plan to be submitted as part of the site plan review process and approval for the Property. The Transportation Improvements shall be completed by the Applicant, as a condition of the issuance of the occupancy permit for the Property. ii. Right of Way The Applicant shall dedicate to the Prince William Board of County Supervisors right of way 15 feet from the road centerline on Thoroughfare Road upon request at no cost to the County. The applicant will provide a 37-foot right-of-way reservation along Thoroughfare Road adjacent to the dedication area for the future widening of Thoroughfare Road upon request at no cost to Prince William County or VDOT. b. Manual Traffic Control The Applicant shall provide manual traffic control (i.e. private police) on Sunday mornings if requested by the County and/or VDOT. Compliance with this condition upon commencement of the use shall be ensured through a note on the approved final site plans. Page C-5

26 Attachment C Proposed Conditions c. Obstruction of Travelways The Applicant 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. d. Parking Requirements The Applicant shall provide adequate parking to meet the demand for the site, and shall be in substantial conformance to that shown on the SUP Plan. No parking shall be permitted at any time along Thoroughfare Road for persons visiting this site. 10. Connection to Public Water & Sewer The site may 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. 11. 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-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, non-compounded. Page C-6

27 Attachment D SUP Plan Page D-1

28 Attachment E Historical Commission Resolution Page E-1

29 Attachment E Historical Commission Resolution Page E-2