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Board debates Church of God special‑exception application and easement condition on 61‑acre Midland site
Summary
The board reviewed an updated special‑exception application for a proposed major place of worship near Catlett Road; the applicant reduced building sizes, attendance, parking, and added an open‑space/conservation easement to limit future development and remove residential subdivision rights.
Fauquier County supervisors reviewed a revised application from the Church of God at Midland on Dec. 11 seeking special exceptions for a major place of worship and multi‑day events on a roughly 61‑acre RA‑zoned parcel near Catlett Road.
Staff said the applicant has made substantial concessions since an earlier hearing: the main church building was reduced by about 14,000 square feet, an auxiliary building by about 4,000 square feet, seating capacity was lowered by about 40 people, parking was reduced by 110 spaces to a current proposal of approximately 150 spaces, and the annual event was cut from six days to four days with estimated total attendance reduced from about 2,500 to 1,700 across the event.
A major condition proposed by staff is recording a conservation or open‑space easement in perpetuity prior to issuance of a certificate of occupancy. Staff explained the easement would permit the approved place of worship and class B events but would protect the remainder of the parcel for agriculture or open space, remove residential development rights and prohibit further subdivision.
Board members voiced mixed reactions. Some supervisors praised the applicant's responsiveness and said the easement and other concessions made the project acceptable; others reiterated concerns about large structures outside service districts and the precedent set by approving major places of worship of this scale in rural areas. One supervisor asked whether the easement could be recorded earlier in the entitlement process (for example, before release of a site plan) to avoid a completed building sitting on the property without the easement in place; staff offered to draft language options.
Additional technical changes reported by staff included relocating the primary drainfield so it sits roughly 980 feet from the western property line (an increase of about 900 feet from an earlier location), increasing front and rear setbacks by 20 feet, and agreeing to an easement restricting development to the special‑exception plat.
Next steps: staff will refine conditions per board direction and the item will proceed through the public hearing and final decision process; supervisors requested specific easement timing language to be drafted for consideration.
