COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-6830 Metro 631-1703, Ext. 6830 FAX (703) 792-4401 OFFICE Internet www.pwcgov.org Stephen K. Griffin, AICP Director of Planning October 5, 2007 Staff Report Comprehensive Plan Amendment #PLN2007-00583, Fireside Wesleyan Church (Brentsville Magisterial District) I. Background is as follows: Planning Commission Public Hearing: October 17, 2007 Staff Recommendation: Denial A. Comprehensive Plan Amendments Under the Code of Virginia, the Board of County Supervisors can initiate amendments to the adopted Comprehensive Plan. The Board of County Supervisors initiated CPA #PLN2007-00583, Fireside Wesleyan Church, on March 20, 2007, as part of the annual Comprehensive Plan Amendment initiation process. B. Request - This is a request to amend the Comprehensive Long-Range Land Use Plan from Agricultural or Estate, AE, to Semi-Rural Residential, SRR. A companion Special Use Permit (SUP #PLN2007-00337) has also been filed. C. Location This proposal is located on the west side of James Madison Highway (Route 15), approximately 3,500 feet north of its intersection with Lee Highway (Route 29) (see maps in Attachment A). The special use permit site is identified on County maps as GPIN 7297-02-3693. D. Existing Zoning and Land Use This site is zoned A-1, Agricultural, and is vacant. E. Adjacent Land Uses The subject site is surrounded by A-1 zoned properties to the south, east and west and to the north are SR-1 zoned properties. The property abuts large lot single-family detached dwellings to the south and west; across Route 15 to the east is large lot single-family detached dwellings and vacant land and single-family detached dwellings to the north. An Equal Opportunity Employer
Comprehensive Plan Amendment #PLN2007-00583, Fireside Wesleyan Church Planning Commission Staff Report October 5, 2007 Page 2 II. Current Situation is as follows: A. Office of Planning Recommendation The Office of Planning recommends denial of Comprehensive Plan Amendment #PLN2007-0583, Fireside Wesleyan Church. See Attachment B for the staff analysis. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for October 17, 2007. III. Issues are as follows: A. Policy - What are the broad Board policy and Comprehensive Plan implications if this request is approved? B. Zoning and Site Development What zoning districts would be consistent with this CPA? C. Community Input Have members of the community raised any issues? D. Legal What are the pertinent legal issues associated with this proposal? E. Timing Is there a time limit for the Planning Commission to take action on this proposal? IV. Alternatives are as follows: A. Recommend Denial of. 1. Policy The study area would retain the AE designation. 2. Zoning and Site Development The existing A-1 zoning district would remain in place. The companion SUP for Fireside Wesleyan Church, SUP #PLN2007-00337, can be included as a religious institution, which is allowed in the A-1, regardless of the Long Range Land Use designation. 3. Community Input Notice of the Comprehensive Plan Amendment has been transmitted to property owners within 200 feet of the site. As of October 5, 2007, the Planning Office has received no citizen input.
Comprehensive Plan Amendment #PLN2007-00583, Fireside Wesleyan Church Planning Commission Staff Report October 5, 2007 Page 3 4. Legal The property would continue to be designated AE and zoned A-1. Legal issues resulting from the Planning Commission action would be addressed by the County Attorney. 5. Timing The Planning Commission does not have a deadline for acting on this CPA. However, staff has a policy to bring initiated CPAs forward to the Planning Commission and Board of County Supervisors within one year of initiation. A recommendation by the Planning Commission with a subsequent action by the Board of County Supervisors by March 20, 2008 would be in conformance with this policy. B. Recommend Approval of. 1. Policy Several of the Comprehensive Plan Analysis Criteria are not met with this proposal. Primarily, this Comprehensive Plan Amendment does not focus public services within the existing Development Area, could lead to a loss of open space and would set a precedent to allow the relocation of the Rural Area boundaries encouraging development that could ultimately be for uses other than for religious institutions. The SRR designation constitutes a net decrease in the Rural Area of the County and will likely usher in more similar requests, which could result in the loss and degradation of the Rural Area. 2. Zoning and Site Development The zoning would remain A-1, but sewer could be extended to serve the proposed church. A rezoning application could be requested to allow development of the site for 1 dwelling unit per 1-5 acres consistent with the SRR designation. The existing zoning is A-1, Agricultural. The semi-rural residential zoning districts SR-1, SR-3, and SR-5 would implement the SRR designation. A rezoning application to change the A-1 zoning has not been submitted. 3. Community Input Notice of the Comprehensive Plan Amendment has been transmitted to property owners within 200 feet of the site. As of October 5, 2007, the Planning Office has received no citizen input. 4. Legal Approval of this application would change the Comprehensive Plan Land Use designation from AE to SRR. Legal issues resulting from Planning Commission action would be addressed by the County Attorney.
Comprehensive Plan Amendment #PLN2007-00583, Fireside Wesleyan Church Planning Commission Staff Report October 5, 2007 Page 4 5. Timing - The Planning Commission does not have a deadline for acting on this CPA. However, staff has a policy to bring initiated CPAs forward to the Planning Commission and Board of County Supervisors within one year of initiation. A recommendation by the Planning Commission with a subsequent action by the Board of County Supervisors by March 20, 2008 would be in conformance with this policy. V. Recommendation - The Planning Commission should accept Alternative A and recommend denial of. Staff: Fran Burnszynski, 703-792-6962 Attachments: A. Area Maps B. Staff Analysis C. BOCS Initiating Resolution
Attachment A - Maps VICINITY MAP Page A-1
Attachment A Maps AERIAL MAP Page A-2
Attachment A Maps EXISTING ZONING MAP Page A-3
Attachment A Maps EXISTING LONG-RANGE LAND USE MAP Page A-4
Attachment A Maps PROPOSED LONG-RANGE LAND USE MAP Page A-5
Attachment B Staff Analysis Comprehensive Plan Consistency Analysis The following is a staff analysis of this proposal s consistency with the Comprehensive Plan. This analysis is based on the relevant Comprehensive Plan Long-Range Land Use Plan objectives. These objectives are used as the criteria in determining appropriateness of a Comprehensive Plan Amendment. Proposal: Reclassify one +/-14.61 acre parcel from Agricultural or Estate (AE)) to Semi- Rural Residential (SRR). The site is located on the west side of James Madison Highway (Route 15), +/-3,500 feet north of its intersection with Lee Highway (Route 29). Properties surrounding the site to the north, south and west are planned AE albeit that the parcels to the north are zoned SR-1, and the properties to the east across Route 15, which is generally considered the dividing line between the Development Area and Rural Area in this part of the County, are planned SRR. It should be noted that this proposal, if approved, would create a net decrease in the Rural Area of the County. A similar proposal initiated on the same day for Park Valley Church, offers a land swap that will maintain the net acreage in the Rural Area in the County. COMPREHENSIVE PLAN POLICY ANALYSIS CRITERIA 1. Economic Development Opportunities Ensure adequate land to allow the County to compete for economic development opportunities that will bring new professional and other high-paying jobs. Focus on tourism and historic preservation as positive components of economic development. Not applicable. 2. Diversity of Housing Provide a diversity of housing types at appropriate locations within the County. The existing AE designation primarily is used for agricultural uses and large-lot single family detached units. Designating the area to SRR would promote encroachment of higher density residential development into the Rural Area and a reduction in the rural land area of the County. It should be noted that the companion SUP does not request residential development, but the re-planning of the site would allow and could even facilitate a future rezoning increasing the residential density of the site, which does not support the criterion of locating housing within appropriate areas of the County. Page B-1
Attachment B Staff Analysis 3. Transit-Oriented Development Plan for greater emphasis on transit within the Development Area. Encourage developments near future transit corridors to develop in a transit-compatible manner, incorporating provision of transit services, facilities, and commuter lots. Where appropriate, encourage higher densities/intensities and mixed uses near transit locations. This project is not located on a transit corridor. 4. Compatible Land Uses Protect existing and planned land uses from the encroachment of incompatible land uses. The subject property has been zoned A-1, Agricultural, since the inception of zoning in Prince William County. The surrounding properties to the south, east and west are also zoned the A-1, Agricultural and the property to the north is zoned SR-1, Semi-Rural Residential- 1 du/ac; however, it is planned AE as are all the adjacent properties on the west side of Route 15. As such, the proposed planning district, SRR, would facilitate the encroachment of incompatible land uses by allowing semi-rural residential uses in the existing Rural Area and thus, does not support this criterion. 5. Environment and Open Space Protect environmentally sensitive land and maintain open space. The companion SUP application, if approved, protects an intermittent stream channel to the rear of the site and associated steep slopes, highly erodible soils and wetlands. If the religious institution governed by the SUP expires due to inactivity or is not implemented, the protections established under the SUP would cease. New development will require appropriate mitigation measures to protect sensitive land and open space. This criterion is met. 6. Mixed-Use Neighborhoods Encourage, in appropriate Development Area locations, livable, planned communities with a mix of residential, nonresidential, public, and open space uses at a neighborhood scale. A mixed-use development would not be compatible with the existing Rural Area and is not contemplated with this CPA or the associated SUP. Page B-2
Attachment B Staff Analysis 7. Public Services in the Development Area Focus future public services within the Development Area, giving priority to areas of economic development or redevelopment initiatives. This application, if approved, expands the area to be covered by public services, namely public sewer, to include part of the Rural Area. The proposal does not represent economic development or redevelopment, nor does it focus public services within the existing Development Area, and accordingly does not support this criterion. 8. Adequate Level of Service Encourage adequate public utilities, facilities, and associated levels of service, to serve existing and anticipated populations and businesses. The conditions of the associated SUP application address adequate LOS through monetary contribution for fire and rescue purposes and water quality monitoring and/or stream restoration purposes according to the Policy Guidelines. Further, the conditions of the application require the applicant to pay for the necessary connections to the public water and sewer and provide transportation improvements relevant to the SUP application. If the SUP is not approved or is not implemented, the LOS will not be provided, but any future rezonings or SUP requests would need to address the adequacy of LOS. This criterion is met. 9. Road, Pedestrian, and Transit Facilities Maintain road capacity at LOS D. Consider denying applications for additional development if existing and proposed facilities cannot absorb additional demand. The transportation impacts of the associated SUP and religious institution are addressed in the conditions. If the SUP ceases or is not implemented, the applicant will have to pursue future action by the Board of County Supervisors such as a SUP or rezoning if there is to be any more than one house of the property. At that time, the impact will be addressed. This criterion is met. 10. Sector Plans Use the sector plans to address areas of concern that require more detailed planning. Does not apply. Page B-3
Attachment B Staff Analysis 11. Quality of Life Maintain and improve the quality of life for all County residents by preserving open space, protecting valuable environmental resources, and encouraging growth in appropriate areas and locations. This request, if approved, will set a precedent to allow expansion of the Development Area into an area that is primarily surrounded by rural planning and zoning. Further, this re-planning action will encourage the future rezoning of this site to accommodate 5 to 14 dwelling units if the church does not implement this SUP or it ceases. As such, it does not meet the standards of this criterion. Recommendation: Staff recommends denial of Comprehensive Plan Amendment PLN2007-00583 as initiated by the Board of County Supervisors. Page B-4
Attachment C BOCS Initiating Resolution Page C-1
Attachment C BOCS Initiating Resolution Page C-2