rz 2012-pr-011

APPLICATION ACCEPTED: May 17, 2012 APPLICATION AMENDED: December 5, 2012

PLANNING COMMISSION: February 7, 2013 BOARD OF SUPERVISORS: Not yet scheduled

County of Fairfax, Virginia January 24, 2013

STAFF REPORT

APPLICATIONS RZ 2012-PR-011/SE 2012-PR-010

PROVIDENCE DISTRICT

APPLICANT:

PRESENT ZONING:

REQUESTED ZONING:

PARCEL(S):

ACREAGE:

FAR/DENSITY:

PLAN MAP:

PROPOSAL:

Trustees of Emmanuel Lutheran Church

R-1 (Residential, 1 du/ac)

R-3 (Residential, 3 du/ac)

38-3 ((1)) 34, 35, 38A

5.06 acres

0.25 FAR

Residential, 3-4 du/ac

To rezone property from the R-1 to R-3 District and approval of a special exception to permit the expansion of an existing church and child care center and to permit the establishment of a private school of general education.

STAFF RECOMMENDATIONS:

Staff recommends approval of RZ 2012-PR-011 and the General Development Plan/Special Exception Plat, subject to the execution of proffers consistent with those set forth in Appendix 1.

Staff recommends approval of SE 2012-PR-010 subject to the proposed development conditions set forth in Appendix 2 and to the Board's approval of RZ 2012-PR-011 and the General Development Plan/Special Exception Plat.

Mary Ann Tsai

Department of Planning and Zoning Zoning Evaluation Division

12055 Government Center Parkway, Suite 801 Fairfax, Virginia 22035-5509

Phone 703-324-1290 FAX 703-324-3924 www.fairfaxcountv.gov/dpz/

OF Excellence * Innovation * Stewardship Integrity * Teamwork * Public Service

PLANNING &ZONING

Staff recommends a modification of the transitional screening and barrier requirements in favor of that shown on the GDP/SE Plat.

Staff recommends approval of a waiver of Sect. 17-201 of the Zoning Ordinance and Sect. 7.0104 of the Public Facilities Manual for a service drive along Chain Bridge Road.

It should be noted that it is not the intent of staff to recommend that the Board, in adopting any conditions proffered by the owner, relieve the applicant/owner from compliance with the provisions of any applicable ordinances, regulations, or adopted standards.

It should be further noted that the content of this report reflects the analysis and recommendation of staff; it does not reflect the position of the Board of Supervisors.

The approval of this rezoning does not interfere with, abrogate or annul any easement, covenants, or other agreements between parties, as they may apply to the property subject to this application.

For information, contact the Zoning Evaluation Division, Department of Planning and Zoning, 12055 Government Center Parkway, Suite 801, Fairfax, Virginia 22035-5505, (703) 324-1290.

0: mtsailIRZIRZ 2012-PR-011 Emmanuel Lutheran ChurchlStaff report cover.docx

a Americans with Disabilities Act (ADA): Reasonable accommodation is available upon 48 hours advance notice. For additional information on ADA call (703) 324-1334 or TTY 711 (Virginia Relay Center).

R-3 2,

Zoning: Plan Area

IV AA. ww4grvy 110 44*

:X MO ha `se CS

Special Exception SE 2012-PR-010

Rezoning Application RZ. 2012-PR-011 THE 'TRUSTEES OF EIDIANL'EL LUTHERAN CHURCH

05/17.2012- AMENDED 12 05 2012 CHURCH CHILD CARE CENIER AND PRIVATE SCHOOL OF GENERAL EDUCATION

5.06 AC OF LAND; DISTRICT- PROVIDENCE

SOUTHEAST SIDE OF CHAIN BRIDGE ROAD APPROMLATELY 400 FELTS OLTH OF IIS INTERSECTION liTIH JAMES MADE ON DRIVE

FROM R- 1 TO R- 3

TRUSTEES OF EISL-kNUEL IL-HERRN CHURCH 0517 2012- AMENDED 12/05/2012 CHURCH, CHILDCARE CENTER AND PRIVATE SCHOOL OF GENERAL EDUCATION

5.06 AC CF LAND, DISTRICT- PROVIDENCE

Zoning:

:ap Ref Num: 038-3- 01 0034 .01 , .0035 .01 , .0038A Map Ref Num: 038-3- 01 0034 /01. 0035

01. 0038A

Applicant:

Accepted: Proposed:

Area:

Located:

Zoning Dist Sect: 03-040403-0404 An 9 Group and Use: 3-10 3-15 Located: SOUTHEAS T SIDE OF CHAN BRIDGE ROAD

APPROXIMATELY 400 FEET S UM OF US NIERSECTON NIXIE JAMES MADBON DRIVE

Applicant Accepted: Proposed:

Area:

NOTES ovrp/ANNuf ANT

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EYIMANUEL LUTHERAN CHURCH PROVIDENCE DISTRICT, FAIRFAX COUNTY

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AERIAL PERSPECTIVE ALONG 123, LOOKING EAST AERIAL PERSPECTIVE ALONG 123, LOOKING WEST

ULTIMATE PLAN PERSPECTIVES

f

PHASE ONE PERSPECTIVES

PROP. 1310.0511PE COULD LOOK LIKE 01 ErENSION DEW ELIDED ICOltON

AERIAL PERSPECTIVE ALONG 123, LOOKING WEST

M1\19/48 1.10/1YM 0.110.1ft DA. e 0

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TABLE 12.11 PHASE 1 1AELE IT I WI Oft s..ncx rmac.

SHEET: P.0402

TARS 11.10 SEE Sat 0-14

T1RE 12.0 OE HET 0-04o

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PROPOS. WOWS

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lTIEF COVER CALCULATIONS

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NKr 00(77 moron, (Poortll

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PHASE_I-10YEAR_IREE rANOPY r. Al C.U1 ATIONS '70111 12.10 10-poor Tree Clomp, Calcallelion Woriot I

9 1 91. 1 Torch IteRreor

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116 B7 Arr. or I Dye. Bre onory rewired ON O861 Oa* III 6100110606 0110.00.7m7:70067 Requiream

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or woodland commenklo 0

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0 1 124110 41101

PC Area of onopv plioted Dr w71211f n0noB17 6 0 V9 01 5 4 1 7451001147

1210 Aro of tor, omidcd Fr aro toes 0 1211 IT - I 12431048(T/ 1,11 Arta ofranoo oat41079A0776 7-76,a ArA

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14700 MO YO0710

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lain. Irce la WA

021 Aware aloe &ma Ido Dolor Planar! Ford

WA

767, .1.67 1 Tact canape aa Pala., ea.* llTT Il.l.all

uT- 66000 oernorry wearer 6676.

10112 - 16/00

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WA

Qi Tool of 10.year Dee Corm raided ^ 17.1107ED

..... Taal of CI Wotan 03. AM 000141 al 0 avoid ow rewind er W

UI TIMATF: 10-YFAR TREE CANOPY CALCULATIONS_ Table 12.10 10-year Tn.. raaupy Cale@Liana %Verbal ed BRp I T4. 1 001020 lea

A. Tro Prom.. T.epl sad x0.000

AI Plot 0. nn Pravalio Two. Medan Ad Iowa Isere maim De 14.91. a cram 006.163o4

0 we 0,.. au DB

see 7 114501 3 Dr WI ofrarrired *men ...1 *hen

11.12.C.Aw] RMIrenal

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1 10.0511.1CM I l 9 11-0111.1061

01 Sand a of Dremolonc -

Ad 4..000 file 8004(00-031 4.1001 09 127721 1.1 or we 06

B7

Percentage of 10-yrar Iver 0n607 707006 "

Am allf.yea a orap, orgelnet046 d1

660

10.421

7 114310.1 1.0 IWO "A

al Modiaion of 10-ar Trapp] Reamono Mare

00 V0 767 .0

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0100 2103 soar

C. TrePano1lor CI o an. log l arm6 Am MU

700 canopy mu actIng Dandirds of 11 MOD

0 C1 A 125 100.1.17.0 711.6 -AN4 9 11 0 10.70 CO Teal ono, 477 powided by unigo Dr nCOB Oa

CO 60011And communitio

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DAMS DI

D

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01 16 91245104BD)

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DIA 1.11 0 I 124510.4B(61 DII 4(04. 041 ere0011 0001.et seanfta I. 0

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Taal of 01 Jamas ID. Arm droola weal or waned oesreaubal be B7

TABLE 12.3. ULTIMATE DWI 123 TOOT 6997. 1101 100277 3.76071117075 31621000

mx - oEcoute ARIA 06 IMOD IDEE C66077 DROD SOO 514957

1701600401 Of 0065 DR MA 606010 67 MOOG MEE 0400, 1St I

c 0786.160 26 .0-M0/6070 ODOM Do WE 750 1510. TOTAL PIT AMA OW .761 - 51579 Row 0r041011 119.9019

O F9 11 :0...X C, .0 20, OIC 1-007 1170017WW tOT 90060 awoup Tat 9505110A1101 (156%. 796) 1515 10.9

IPPOXP P[1011100EF OF 000(V, RIOOKIONT 74.01 001 Be a MOUE. TREE 001110 0 0 20 la 382 ) 1111 (071) 7759 X

NA, DIF 310 617751003110) 1010E1 *11411401145 W17 YES

1 : 1

N J (1)1

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UB

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APIS 01

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135

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PROP R. CAMIN le (C.NCINAL ORA. !TOR.

MAY BE PROW. OR TIMM. EVEN

\,

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1.4171MISOLNIMATE17 25 AL 44)

4.474 41444.10

.

050711.05100910 (0.1901.9 AdONAC

110.A.0.1 OPTION21 A PORTION Cf THE PROPOSED

IINDERPOLINO 04 40

FACILITY NAY DE C01T011000 AT MAY

I TO SEET 10.11 MIA CRIANTITY

RECOREMENT

Frt-

CRAM. YEA Met HALM 114110440 SIR

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2

PRELIMINARY BMP FACILITY DESIGN CALCULATIONS - PHASE 1

IXE IsISTINC PROPER, IS CuRRENTLy SER110 By AN POILIRMONTRENCH CONSIXOCIED AWN TM BuSONG PAR/ONC LOT 00 Me PROPER, WRE. MIXANDED PREOWSLT IRE WILTRATION wAS CONSOMME') TO INFATTIATT THE ADOMONAL KNOTT - RESULTING FROM THE PRE010 MANSON IT Is NOw PROPOSED TO WAND ME BOLO. TOOT PAMNO AREA5 MM. RIM THE PROPOSED EMMA. A0OR05E0 TM TIPS PLAN ME NET NORM% 3111.1000,4COS AREA W0. BE LESS MM 200 AT PHASE 1 DEHLOPMENT AND MEROSNE LOCER PM SECTION B-0 401.50 THIS PROJECT IS COR9IN:0 REMALOPMENT FOR M. MALI, PURPOSES. AS MOWN BEL., THE WAR 0020 REOLMMENT IS MAT THE PROPOSE0 PHOSPHOROUS LOAD SHALL OE REDUCED BY 1.18% COLVARE0 TO TIC POST DEALT:MONT PHOMNDRIXIS 020 %MIMI 100 . 5 IN ACCORDANCE MP PPR STORM 2-00.

et07 1 . 1110 oil SmARFAM.N- FArroosusroDITHEetamIXAMEATIODI IXSCAirrloN 71) ACRES

5 ea 0 Ti NENTRAIToNTIXop a 0 50 sEMTATEDRoor DPO

AI own. oNsTE aas

1 0 1 mmor THE sof 01 SIX AM.

SURMA DESORMION OPPATioN III DI

VORETENTIOMIL. It INFILTAMONTAPP

vEDETATIOROOP a. uNTRullo 0.71

10101. ,

werammo,FACroeRNIAT

Mmop DemmAn. own.

DI m

m tomelosnomn. se

INEILTRATTON TAPP MCMATEDROOF

SiLECTRIOuTAMANI ILA

wAlso sUPPay CMALAy 0151.1 10IXOdum wATERSMol

,IX.IXPORMAYMESEMMaNARRA EwelvELOPIAPTI

CNEMPEAMImINSERSMONMEA IREorvELOPIAINTI

PRELIMINARY OVERALL SITE DRAINAGE SUMMARY I. PO[-OBVELDIMENT:

A TOTAL ARCA MIX AC .

CONINGOTING MPS

222 AC 0 0.00 ONFIERMOJS MCA 011-72) 214 AG. 0 (ORM MU 00-92)

(222) (090) (201) 0).310 6.00

G ML Or 0340411101104 5 104.

D. Rut., 5510 (.427 )) (:1:6") : 125410:55

L. POST-orraaNwt

CONTRBUTINO AREAS

42 AC. 9 0.90 040RM00 AREA 0-90) 2.54 M. 0,30 (OREN An. 0-51E) 5.00 AC.

(1 411 (a oo) (2 .62) 0.0 4 BOO

G. DM Of CONCENTRATPN 5 IAN

RERIOFT:

030 I0Z411; )) 1x06i = ;4.10 00, INCTIEASE

02 1531 - 15.1 005 OS 010 21 70 - 20 60 110 CFS

TIPS %MARV I.10 112 PROPOSED SAT fACIEJTIES PRELTIMAR1 ASO MO.1 TO CHANGE AT TM Cr 915 PLA11. AS PROJECT 0 DOVILOPED RI PM.. WAWA SIDRYWATER MANAGEMENT

51003 91 VALLIC MET AT GCB 00

ESN 0191

MM... STANDARDS.

DM NARRATIVE 11- ENSTINC CIENLOPED ATE HAS M 011+10010 70001n. RS ALLOWABLE RuNorr KA< RflIAL RATE PROM THE AM W M M PRO105E0 REITEN,OPMENT AI, RE THE ME. 0000 IBA 701 55 N1 15 CLAIRENT OMELOPECI CONDMON. TM INCREASES IN 2-Y AND 10-SEAR PEAR RELEASE PAI1S DUE TO THE 050050 IN SIXERNOU

EARSNESS

ROAM GARTIMA. RI 500E

00010 OR ALL CR INE F0LPIINS OPAL STORACE UNDER

GARDEN Ia. DETENTION AS PART G00 PROPOSED GREEN ROOF. A PORTION IX ME P0000500STOR.M. Delvinc. rnoun. OE COSMO INFILTRATION TRIO/10111EL MAW M SERMCE.

STORMWATER MANAGEMENT CHECKLIST

111 ORMMTER TWORIAATION FOR REODNIO. SPECIAL 0100000. .3001PL PERMIT 009 OEVELOMENT PLY. APRJUTIONS

.

- 7"-" " ....Sub.aleur,eli IQ Kt L'Vr."r t "`"'"7:04ArmE 1. put. mo.A.m mmammer Norms amkke m ...Am* moo al

2J 2 Aple.11004..Wab MOM /*Owl 11.41. 6.1,0425.1....... neMs.d..1.tlom 07.1.m. and woo pownom,pa..p...,

ext. mnsium am ...R.., tamILL_PFL TRIN0 AND OP1CNAL PROP. LJG DE% GREEN ROOF DEroacx OR

CM. STORAGE 91001 TITS 9.1 0 3. pmes

nolimmw ommmo momm Famm ammm 4.. v.. omocamm) New miCM oso,on1P0 mom.

rfah7 94.1.,

OPTIMAL earestas = = OPTIONAL PROP. str 511111L

Ywn 0.302

O Imam.401MonmemammmIX5MommImomamm_A Tmdmhmesmemmummormeommolm_0(A_ lomo..imma wawa,

LE 111 1 ..e0/116h1 ..11,1101g1.0

my.. mom manammine nomoomml. III.SHIDET

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A GLOSSARY OF TERMS IS LOCATED AT THE BACK OF THE REPORT

DESCRIPTION OF THE APPLICATION

The applicant, Trustees of Emmanuel Lutheran Church, propose to rezone properties from the R-1 to R-3 District, which permits development up to a 0.25 floor area ratio (FAR) for uses other than residential or public. The applicant is proposing a total building area of 54,000 square feet (SF) at a 0.25 FAR. In addition, the applicant is seeking approval of a Category 3 Special Exception to permit expansion of an existing church and child care center and to establish a private school of general education for kindergarten.

Development of the site is proposed to take place in phases. Phase 1 is the only defined phase and includes a 7,250 SF two-story child care center addition. The number of children is proposed to increase from 99 to 154 and 40 kindergarten students are proposed for the school of general education. Phase 1 also includes a 4,300 SF fellowship hall, a 120 SF mechanical enclosure, construction of all or part of a columbarium, and changes to the hours of operation for the child care center. The changes to the hours of operation may be implemented prior to construction of the Phase 1 building additions. There are 366 sanctuary seats and no additional sanctuary seating is proposed in Phase 1. The applicant proposes to retain an existing dwelling on Lot 34A as a residence by a church staff member or as an office and/or storage for the church, child care center, or school. The dwelling would be removed with the ultimate development of the site.

Subsequent to Phase 1, additional building additions and site improvements are proposed. The applicant refers to them collectively as the "ultimate development" in the proffers and on the General Development Plan/Special Exception (GDP/SE) Plat since timing of these phases of development have not been determined. Such future development includes a second two-story child care center addition containing 7,500 SF, a 2,400 SF atrium addition, and a 1,500 SF sanctuary expansion containing an additional 210 sanctuary seats for a total of 576 seats. With the proposed child care addition, the number of children would increase from 154 to 220. The chart below provides a summary of the proposal.

Existing Proposed Phase 1 Proposed Ultimate Building Square Feet 31,050 SF Child Care: 7,250 SF

Fellowship Hall: 4,300 SF Child Care: 7,500 SF

Atrium: 2,400 SF Sanctuary: 1,500 SF 11,550 SF

11,400 SF FAR 0.14 FAR 0.19 FAR (42,600 SF) 0.25 FAR (54,000 SF) Church Seating 366 seats 366 seats 576 seats Child Care Center 99 children

9:00 AM 12:00 PM, Sept May

154 children 6:30 AM 7:00 PM,

12 Months

220 children 6:30 AM 7:00 PM,

12 months School of General Ed. None 40 children 40 children Parking Spaces 130 spaces 149 spaces 209 spaces

Figure 1: Emmanuel Lutheran Church parcels

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Waivers and Modifications

The applicant requests the following waivers and modifications:

Modification of the transitional screening requirement along the eastern portion of the southern property line, as shown on the GDP/SE Plat.

Waiver of the service drive requirement along Chain Bridge Road. Waiver of the barrier requirement along the northern property line.

A copy of the GDP/SE Plat is included at the front of this report. The applicant's draft proffer statement is provided as Appendix 1. The proposed development conditions are provided as Appendix 2 and the applicant's statement of justification and affidavits are provided as Appendix 3 and 4, respectively.

LOCATION AND CHARACTER

The site is located west of the Town of Vienna between Flint Hill Road and Nutley Street. It consists of three parcels owned by Emmanuel Lutheran Church, Lot 34 (2595 Chain Bridge Road), Lot 35 (2593 Chain Bridge Road), and Lot 38A (2589 Chain Bridge Road), and contains a total of 5.06 acres. Lot 34 contains 26,363 square feet and is developed with a 1,152 square foot single family dwelling with a 748 square foot

Zoning: R-1 Comp Plan: Residential 3-4 du/ac

Zoning: R-20 Comp Plan: Residential 16-20 du ac

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Berkley Sq. Zoning: R-20 Comp Plan: Residential 16-20 du/ac

Your Child's Place Zoning: R-1 Comp Plan: Residential i a ln A. lac .1....-a... du oi.

Zoning C-2 Comp Plan:

Office .34 FAR/.50 FAR

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Figure 2: Surrounding area zoning and Comprehensive Plan recommendation

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detached garage. Lot 35 contains 23,808 square feet and is undeveloped. Lot 38A contains 3.87 acres and is developed with a church, a child care center, and a surface parking lot containing 162 parking spaces. The existing child care center is located in the eastern portion of the building with an adjacent outdoor play area provided in the southeastern area of the site. Access to the property is provided from two entrances on Chain Bridge Road. Figure 1 depicts the three parcels.

Surrounding Area Description

The subject property is adjacent to single family residential neighborhoods to the south and west, an office development to the east, and two multi-family developments and a child care center to the north. Figure 2 provides the surrounding uses, zoning districts, and Comprehensive Plan recommendations.

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BACKGROUND

Emmanuel Lutheran Church was constructed in 1957, prior to the requirement for a special permit for a church in a residential district.

On August 9, 1960, the Board of Zoning Appeals approved Special Permit S-8867 to permit the operation of a kindergarten within the existing facilities from 9:00 a.m. to 12:00 noon, five days a week, for nine months a year with a maximum of 20 students.

On February 15, 1977, the Board of Zoning Appeals approved Special Permit S-6-77 for a Sunday school, an increase in sanctuary seating capacity up to 400, and a minimum of 96 parking spaces.

On June 20, 1978, the Board of Zoning Appeals approved Special Permit S-72-78 to allow the sanctuary seating capacity up to 450, a building addition for education and administrative space, and a minimum of 152 parking spaces.

On January 5, 1995, the Zoning Administrator denied a request to administratively approve the existing preschool program on the subject property. The Zoning Administrator determined that in 1960 the Board of Zoning Appeals approved a special permit for a kindergarten to permit 20 children, five years of age on the subject property. Although the facility may have been used for a preschool since 1965, a special permit that would allow a nursery school or child care center was never approved.

On June 21, 1995, the Board of Zoning Appeals approved Special Permit Amendment SPA 78-P-072 for the subject site to permit building additions, site modifications, a maximum sanctuary seating capacity of 366, a total maximum of 170 parking spaces, and a child care center for 99 students from 9:00 a.m. to 12:00 noon, Monday through Friday, September through May. A copy of the approved development conditions are provided as Appendix 5. With the approval of these applications, this special permit amendment conditions will be null and void.

COMPREHENSIVE PLAN PROVISIONS (Appendix 6)

Fairfax County Comprehensive Plan, 2011 Edition, Vienna Planning District, Amended through June 19, 2012, V5-Nutley Community Planning Sector, Land Use Recommendations on Page 85, states:

"The Nutley Planning sector is largely developed as stable residential neighborhoods. Infill development in these neighborhoods should be of a compatible use, type and intensity in accordance with the guidance provided by the Policy Plan under Land Use Objectives 8 and 14."

There is no site specific Comprehensive Plan guidance for this area.

k:

Columbarium Fellowship

Hall Addition

Amenity Garden & Gathering

Area Gathering Area

li Two-Story Child Care Addition

Mechanical Enclosure

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DESCRIPTION OF THE GENERAL DEVELOPMENT PLAN/SPECIAL EXCEPTION (GDP/SE) PLAT (copy included at the front of the report)

The GDP/SE Plat entitled "Emmanuel Lutheran Church" was submitted by Walter L. Philips Incorporated, consisting of 13 sheets, dated May 10, 2012, as revised through January 3, 2013, and is reviewed below.

Site Layout

The GDP/SE Plat depicts an existing 31,050 square foot building containing a church, a child care center, administrative offices, and a surface parking lot.

Figure 3: Phase 1

Phase 1 includes a 7,250 SF two-story child care center addition with a green roof; a 4,300 SF fellowship hall with a green roof; and a 120 square foot mechanical enclosure, all proposed along Chain Bridge Road. The green roof is proposed as a roof system that consists of the structural components of the roof, a waterproof membrane, a drainage layer, a layer of growth media, and plants. Outdoor gathering areas and an amenity garden are shown along Chain Bridge Road. A masonry wall seven feet in height is shown along the southeastern property line. A columbarium four feet in height with surrounding landscape and hardscape is shown in the southwest area of the site and is proposed to be constructed in segments. A columbarium is permitted by-right in a church yard in accordance with Virginia Code Section 57-26. Figure 3 shows Phase 1 and Figure 4 provides a conceptual design of the columbarium.

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Figure 4: Conceptual design of the columbarium

Sanctua Addition

Figure 5: Ultimate development

Subsequent to Phase 1, additional building additions and site improvements are proposed. As noted earlier, the applicant refers to them collectively as the "ultimate development" in the proffers and on the GDP/SE Plat since these phases of development have not been determined. Such proposed future development includes a 1,500 square foot sanctuary addition along Chain Bridge Road containing an additional 210 sanctuary seats for a total maximum seating capacity of 576. On the western side of the existing church, a 2,400 square foot atrium with a canopy and a primary upper entrance and a secondary lower entrance is proposed. A four foot retaining wall is shown adjacent to the atrium's lower entrance. A two-story, 7,500 square foot child care addition with a green roof is proposed in the southeastern area of the site. With the development of this child care addition, the existing outdoor play area would be relocated to the eastern side of the site. A focal feature, such as a trellis, is proposed in the

AERIAL PERSPECTIVE ALONG 123, LOOKING EAST

Figure 6: Ultimate development looking east along Chain Bridge Road

AERIAL PERSPECTIVE ALONG 123, LOOKING WEST

Figure 7: Ultimate development looking west along Chain Bridge Road

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Page 7

southwest area of the property. Figure 5 illustrates the ultimate development and Figures 6 and 7 provide a bird's eye view.

,f4r_fro m R Next Phase: - Construct left turn taper extension

Phase 1: - Right out only - No right turn in

Phase 1: - Construct

right turn taper into existing entrance

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Vehicular and Pedestrian Access

The site has two access points on Chain Bridge Road that provide ingress and egress. Phase 1 includes construction of a 100 foot right turn taper on Chain Bridge Road at the western entrance. At the eastern entrance, within six weeks of the rezoning approval, the applicant proffered to restrict right turns into the site from Chain Bridge Road through signage and/or by striping. Vehicles exiting the site will only be permitted to make a right turn onto Chain Bridge Road. Also with Phase 1, the applicant proffered to dedicate 61 feet from the centerline of Chain Bridge Road for future roadway improvements.

Following Phase 1 with the next phase of development, the applicant proffered to construct an extension of the existing left turn lane on Chain Bridge Road at the western property entrance for a total of 135 feet, which would include both the deceleration length and 100 foot taper or such lengths to conform to VDOT standards at the time of construction. All of these transportation improvements are shown on the GDP/SE Plat and are proffered. The proposed turn lane improvements are depicted in Figure 8.

Figure 8: Proffered turn lane improvements

Exit Only Eastern

Entrance

Enter Only Western Entrance

Ingress/ Egress

Easement

Pedestrian

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Additionally, the applicant proffered a 24 foot wide ingress/egress easement from the western property line for inter-parcel access in the event that the adjoining property redevelops as a non-residential use. Currently, the adjacent property is developed with a single family detached dwelling. Any trees that are removed within the ingress/egress, grading, and temporary construction easements are proffered to be replaced elsewhere on the property in coordination with the Urban Forest Management Division.

Vehicles bringing and picking up children to and from the child care center and the school are proffered to enter the site only through the western entrance and to exit only through the eastern exit, as shown on the drop-off and pick-up route on the GDP/SE Plat. All loading and unloading of children are proffered to be done on-site with staff and volunteer supervision. All arrival and dismissal times are proffered to be staggered. The child care center drop-off and pick-up route and on-site loading and unloading of children with staff and volunteer supervision are proffered to become effective immediately following the approval of the rezoning. The child care center drop-off and pick-up route is illustrated as Figure 9.

Figure 9 Child care center drop-off and pick-up route, pedestrian gate, and easement

In Phase 1, a pedestrian gate is proposed along the western portion of the southern property line. This gate would provide pedestrian access between the site and the Pine Glen homeowners' association. Pedestrian access also is provided from an existing sidewalk along Chain Bridge Road.

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Parking

The GDP/SE Plat shows 130 required and 149 parking spaces provided for Phase 1 and 188 required and 209 provided for the ultimate development.

Landscaping

Phase 1 transitional screening is required and provided along the southern and northern property lines. Supplemental tree plantings are provided in the landscaped parking lot islands and along the eastern property line. Figure 10 depicts the proposed Phase 1 landscaping.

Figure 10: Phase 1 landscaping

-46.1--

Transitional screening along the western property line will be provided with the expansion of the parking lot for the sanctuary addition in a subsequent phase. Supplemental landscaping surrounding the parking lot is shown on the GDP/SE Plat to further screen the parking lot from vehicles travelling along Chain Bridge Road. Supplemental tree plantings are proposed in the landscaped parking lot islands and along the western portion of the southern property line. Tree preservation areas are shown along the western and southern property lines. Figure 11 depicts the landscaping for the ultimate development.

Figure 11: Landscaping for the ultimate development

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Stormwater Management

Each phase of development will include stormwater management features and Best Management Practices (BMP) to meet or to exceed the applicable stormwater management and water quality standards. Phase 1 stormwater and BMPs include: a rain garden south of the proposed columbarium; continued use of an existing infiltration trench along the southern property line; and improvements to an existing swale along the southeastern property line. Fine grading of this swale will be performed by hand in order to protect existing vegetation. If feasible, a berm is proposed south of the proposed rain garden to capture additional runoff to the rain garden before it flows offsite. In addition, an eight inch curb and gutter is proposed along the southeastern property line, which will direct stormwater to oversized stormwater inlets and a pipe system at the southeast corner of the site. The inlets are proposed to be oversized in order to minimize the potential for stormwater spillover.

For the ultimate development, additional stormwater management, water quality, and drainage improvements will include a rain garden on the west side of the property, up to four storm filter treatment structures (or equivalent), a green roof on the second child care addition, continued use of an existing infiltration trench, and installation of an underground stormwater detention system. Additional curb and gutter and storm inlets will be installed throughout the property to reduce future potential stormwater runoff onto adjacent properties.

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ANALYSIS

Land Use Review (Appendix 7)

The subject property is planned for residential uses at 3-4 du/acre within a larger area planned and developed with residential uses. Consistent with the Comprehensive Plan guidance, an expansion of the existing church and child care center and the addition of a private school of general education should be compatible with the surrounding residential character.

At staffs recommendation, the applicant amended the application, which initially requested rezoning to the R-4 District. Instead, the applicant is now requesting to rezone to the R-3 District and has reduced the additional intensity of the development from 31,150 SF to 22,950 SF. This included deleting a proposed multi-purpose room and decreasing the size of the atrium. The proposed R-3 District zoning is consistent with the surrounding zoning and Comprehensive Plan recommendation.

The applicant proposes to retain use of an existing 1,152 SF single family dwelling and 748 SF detached garage on Lot 34. The residence currently is leased until June 30, 2013. The applicant proffered that after June 30, 2013, the use of the dwelling would either be as a residence by a staff member of the church and/or as an office or storage by the church, child care center, or school. Such a use is consistent with a longstanding Zoning Evaluation Division interpretation that a dwelling on church property may be used as a church related facility. A copy of this zoning interpretation is provided as Appendix 8. The dwelling and garage are shown to be removed in the ultimate phase of development.

Environmental Review (Appendix 7)

In accordance with the County's green building Policy Plan guidance, staff strongly encouraged the applicant to incorporate energy conservation, water conservation, and other green building practices in the design and construction of the proposed expansion. While LEED certification is not required, the applicant proffered green roofs for the two child care additions and the fellowship hall addition. Such green roof systems would consist of the structural components of the roof, a waterproof membrane, a drainage layer, a layer of growth media, and plants. In addition, the applicant proffered sustainable development consistent with some LEED concepts such as: double pane low-e glazing for all new windows, energy efficient mechanical and lighting systems, low flow plumbing fixtures, and low emitting materials. In staffs opinion, the applicant's approach adequately addresses green building development and to the extent practicable the applicant should continue to provide green building development features.

To address outdoor lighting, the applicant proffered that a photometric study will be provided with each site plan that includes new or restriped parking adjacent to

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residential property. Such proposed parking lot lighting will be in accordance with Article 14 of the Zoning Ordinance. In addition, all lighting fixtures are proffered to be shielded to prevent light trespass onto residential properties. With the proffers and proposed development conditions, there are no outstanding issues.

Transportation Review (Appendix 9)

As discussed in the Vehicular and Pedestrian Access section of the Site Layout review, the applicant proffered to construct turn lane improvements on Chain Bridge Road.

To address staff's concern, based on common experiences with places of worship throughout the County, spillover parking can occur into adjacent residential areas if the minimum amount of parking is provided. Staff recommended that the applicant provide parking above the minimum parking requirement. In Phase 1, 130 parking spaces are required and 149 spaces are provided. In the ultimate development of the site, 188 parking spaces are required and a total of 209 are provided. The provided parking meets and exceeds the minimum Zoning Ordinance parking requirement for the proposed uses.

To further exceed the minimum parking requirement and to proactively prevent spillover parking from the church into residential areas, the applicant currently is pursuing an off-site shared parking agreement with the adjacent office development for additional parking on Sundays. The applicant has proffered to continue to pursue a shared parking agreement in the event that one is not in place at time of site plan for the sanctuary expansion.

Vehicles bringing and picking up children to and from the child care center and to and from the school will only be permitted to enter the site from the western entrance and will only be permitted to exit through the eastern exit, as shown on the GDP/SE Plat. All loading and unloading of children are proffered to be done on-site with staff and volunteer supervision. Arrival and dismissal times are proffered to be staggered. These improvements are proffered to become effective immediately following the rezoning approval. With the proffers and proposed development conditions, no outstanding transportation issues remain.

Stormwater Review (Appendix 10)

Phase 1

Water quality controls are required for this development pursuant to Section 6-0401.2A of the Public Facilities Manual (PFM). The water quality requirement requires that the proposed phosphorous load be reduced by 9.18%. The applicant proposes a 12.02% phosphorous removal through a rain garden, two green roofs, stormfilters (or equivalent), and use of an existing infiltration trench. Such facilities also will address stormwater management.

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Currently, 4.27 acres of the 5.06 acre church site drains to the south by an uncontrolled stormwater flow to an existing concrete channel at the southwest, an existing infiltration trench at the south, and an existing swale at the southeast. Phase 1 of development proposes an increase of 9% in impervious area. To minimize the amount of stormwater runoff that could impact adjacent residential properties, the applicant proffered to construct an eight inch curb and gutter along the southeastern edge of the existing parking lot, which will direct stormwater runoff to oversized inlets at the southeast corner of the property. The applicant also proffered to fine grade and to remove debris and invasive vegetation within the existing swale in order to improve the stormwater runoff conveyance capacity. With these proposed improvements, the 4.27 acres of uncontrolled drainage leaving the southern area of the property will be reduced to 1.11 acres with only 0.12 acres leaving the site uncontrolled via the swale along the southern property line. This is a 75% improvement from the existing conditions.

Ultimate

In order to meet the minimum 40% phosphorous removal for the ultimate build out condition, the applicant proffered a rain garden on the west side of the property, up to four stormfilters or equivalent, a green roof on the second child care addition, and continued use of the existing infiltration trench. Such facilities will remove 41.58% of the phosphorous load. The applicant proposes to address stormwater management and the increases in the two and ten year peak release rate due to the increase in impervious surfaces through a proposed underground stormwater detention facility and use of an existing infiltration trench.

To address outfall and to address concerns raised by property owners south of the church, the applicant proposes to reduce runoff by diverting sheet flow to Outfall 4, as shown on the GDP/SE Plat. Some on-site flow also will continue to be routed to the existing infiltration facility. Additional drainage area with new impervious area will be routed to an underground detention facility, which is required and proffered in order to maintain and to not increase peak rates of runoff from the site. A proposed storm sewer system will collect additional site runoff and convey it to an existing offsite detention pond. The runoff to this offsite detention pond will not be increased above the existing peak rates for the two and ten year storms without the need for a detention facility. Additional curb and gutter and storm inlets are proffered to be installed throughout the property to further reduce potential stormwater runoff. With the proposed improvements, staff feels that the applicant is improving the existing on-site water quality and stormwater conditions, which addresses the impact of the proposed building additions.

It is noted that a new stormwater ordinance and updates to the Public Facilities Manual (PFM) stormwater requirements are being developed as a result of state

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code 4VAC50-60, adopted on May 24, 2011. Site plans for this application would be required to conform to the new ordinance and updated PFM effective in July 2014, as determined by the Department of Public Works and Environmental Services.

ZONING ORDINANCE PROVISIONS (Appendix 11)

BULK STANDARDS (R-3)

Standard Required/Permitted Provided

Lot Size 11,500 square FT 5.06 AC

Lot Width 80 FT 807 FT

Building Height 60 FT 50 FT

Front Yard 40 angle of bulk plane not less than 30 FT

38 FT

Side Yard 35 angle of bulk plane not less than 10 FT

80 FT & 444 FT

Rear Yard 35 angle of bulk plane not less than 25 FT

64 FT

FAR 0.25 0.25

Open Space No requirement No requirement

PARKING

Required Provided

Existing development 92 162 Phase 1 130 149 Ultimate 188 209

TRANSITIONAL SCREENING /BARRIER

Standard Requ

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