zmap 2009-0006 & spex 2009-0026 planning commission june 23, 2010 public hearing morley corner...

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ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

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Page 1: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

ZMAP 2009-0006 & SPEX 2009-0026

Planning Commission June 23, 2010 Public Hearing

MORLEY CORNER TEMPLE BAPTIST CHURCHMORLEY CORNER TEMPLE BAPTIST CHURCH

Page 2: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

Request: rezone 21 ac. from PD-CC-CC to PD-OP & PD-CC-NC 140,000 sf church / private school / day care 20,000 sf ministries bldg 2,400 sf outdoor chapel / concession stand lighted sports fields 22,500 sf neighborhood commercial (PD-CC-NC)

APPLICATION REQUEST / SURROUNDING USES

parcel owned by Capital Community Church Inc. (no plans on file)

flex-industrial- 49% office & 51% light industrial

Waxpool Rd.

AV

B

Page 3: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

ILLUSTRATIVE – CURRENT APPROVAL

260,000 sf office & commercial (min.104,000 sf office)

rezoned in 2007: PD-CC-CC & R-16: 128 multi-family - future development

Page 4: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

private recreational facilities (lighted):fields & courts – used by church & surrounding community

ILLUSTRATIVE – PROPOSED DEVELOPMENT

Waxpool Rd

AV

B

Page 5: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

DEVELOPMENT COMPARISON

•Bldg sf reduced - 260,000 sf to185,000 sf•Pervious area increased - 20% to 51%•Average daily trips reduced by 9,700 trips

Page 6: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

COMPREHENSIVE PLAN

•Planned Land Use – Keynote Employment (large-scale office / R&D)

•70%-85% land area – office, 10% support commercial, 15% civic & open sp.

•Meet land use mix / property •Transit Supportive Area overlay - proximity to Ryan Rd. metro station

• transition - high density core around metro / surrounding areas

M

Page 7: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

PLANNED LAND USE & EXISTING DEVELOPMENT

Page 8: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

RESOLVED STAFF ISSUES

provide retail catchment area statement;provided – retail supports adjacent employees / church / res.

address stormwater quality;proffers include commitment to pre-treat stormwater runoff

demonstrate school accessory (subordinate to) church;proffers revised – students will be attendees of church

coordinate AVB improvements w / residential component; Bond roads prior to site plan / record plat approval - subject site & residential.

Page 9: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

ZONING REVIEW

PD-OP district regs

• Intent: primarily for administrative, business & professional offices (other uses permitted)

•Church / public school – permitted uses

•Private schools – permitted (accessory to a church)

•Zoning Administration anticipates change to district regulations - allow public & private schools in future

PD-IP district regs

Schools (public & private) permitted by SPEX in PD-IP districts

Page 10: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

ZONING REVIEW

PD-CC-CC district regs

•church not permitted

•if PD-CC-NC not approved – property retains PD-CC-CC zoning:

•allows more intensive uses

•does not meet min. lot size (6 ac.)

(1.74 ac.)

PD-CC-NC (neighborhood commercial)

Page 11: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

TRANSPORTATION REVIEW

proposal generates 1,450 ADTs

bond /construct - 2 lanes –Waxpool / AVB

50% signal costs / (50% Ashburn Ctr.)

bond roads- prior to site plan / record plat – provides surety - roads will be built

Waxpool Rd

AV

B

Redrum Dr.

Page 12: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

TRANSPORTATION REVIEW

Waxpool Road Project

Waxpool Rd. 4-lane divided Farmwell Rd. to Unbridled Way

Co. project – 4-lane Waxpool Unbridled Way to Faulkner Pkwy. Currently acquiring r-o-w

Advertise / bid project –fall 2010 / spring 2011 – construct 1 season

Install signal – Waxpool / AVB - 50% funded

Farmwell Rd.

AVB

Waxpool Rd.

Dulles Greenway

Page 13: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

PC BRIEFING QUESTIONS

Applicant will answer :

•Property ownership? Why PD-OP district instead of PD-IP?

•Who was notified about rezoning – Farmwell Hunt homeowners or HOA?

•Height of trees separating Farmwell Hunt from site?

•Proposed location of lights for the recreational facilities?

•When will church open?

STAFF RECOMMENDATION

Staff cannot support application:

• land use & land use mix issues

• intent of PD-OP district not met

Page 14: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

ZMAP 2009-0006 & SPEX 2009-0026

Planning Commission June 23, 2010 Public Hearing

MORLEY CORNER TEMPLE BAPTIST CHURCHMORLEY CORNER TEMPLE BAPTIST CHURCH

Page 15: ZMAP 2009-0006 & SPEX 2009-0026 Planning Commission June 23, 2010 Public Hearing MORLEY CORNER TEMPLE BAPTIST CHURCH

•1,450 seats in main auditorium

•500 students in private school (attendees of church)

•200 students - before / after school childcare (Mon 6AM –Fri 7 PM)

PROPOSED CHURCH & EDUCATIONAL USES