Commission OKs rezoning for North Star Church with proffers after residents criticize potential expansion into backyards

The Montgomery County Planning Commission voted April 9 to forward a rezoning request for 10 acres owned by North Star Church from agricultural to community business, approving the request with proffered conditions that limit permitted uses and prohibit others. The item will go to the Board of Supervisors on May 12.

Planning staff member Miss Wright summarized the request as a preemptive measure to allow future expansion of the church campus; she said there are currently no plans to develop the site. "I would like to note that currently, there are no plans for future development. This is just in preparation for future growth," Wright told commissioners.

Under current agricultural zoning the site is limited to roughly 30% impervious cover and 20% building coverage. Staff said rezoning to community business would allow up to 75% impervious cover and up to 40% building coverage, and that any future development would require site-plan approval and further review by VDOT and county engineering. Wright noted VDOT "takes no exception" to the rezoning request.

The applicant’s consultant, Steve Simones of Balzer and Associates, said the church’s recent history includes a 32,197-square-foot sanctuary built in 2021, a detached office building with a 2023 certificate of occupancy and an earlier sanitary sewer easement and stormwater improvements. Simones said parking and stormwater adjustments already undertaken left the campus near existing impervious limits. "Theyre growing. They wanna continue to be able to grow and provide services to the community out there and their congregation," he said.

Several residents of the nearby Coneflower/Conaflower Lane neighborhood spoke at the public hearing, asking the commission to limit expansion toward their backyards. "I don't want my kids looking at a parking lot every day," said Gregory (Ryan) Valentini, noting that the area behind his home currently has grass and open view. Cassandra Sweet, another nearby resident, said ambient night lighting and potential runoff worry neighbors.

Commissioners debated policy questions including whether allowing community business zoning is appropriate where the comprehensive plan designates the area for village expansion; several members raised broader concerns about permitting high impervious-cover ratios near established neighborhoods. Commissioners also discussed that churches do not trigger perimeter buffering under current county code and that accessory uses (daycare, small office, training center) proffered by the applicant would be treated as part of the church so long as they remain accessory. Staff said if the property later changed to a nonreligious primary use, buffer requirements would apply to that new use.

During deliberations one commissioner recused themself from the vote because of church membership. The commission approved the rezoning on a roll call vote (5 yes, 2 no, 1 recusal). The item is scheduled for the Board of Supervisors on May 12.