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Planning commission backs Church of God special exception, approves commercial kitchen in amended conditions
Summary
The commission forwarded a special exception for a major place of worship in Midland and approved alternate conditions allowing a limited commercial kitchen for events; commissioners referenced septic, traffic, and compatibility with the comprehensive plan.
The Planning Commission forwarded the Church of God of Manassas’ application for a new major place of worship near Catlett Road and Metz Road to the Board of Supervisors, adopting alternate conditions that permit a limited commercial kitchen for the church’s occasional events.
Staff framed the proposal as a category 6 special exception and a category 9 special permit for class B events on a parcel just under 61 acres. The application proposes a main auditorium with 325 seats, meeting rooms, fellowship space, an auxiliary event building, and up to 261 parking spaces. Class B events were described in the staff report with a cap of 3,000 cumulative attendees across a multi‑day event and detailed septic and traffic requirements.
Attorney Gifford Hamstrom told the commission the site was sited to preserve agricultural character and argued institutional uses can be compatible when limited in scale and intensity. Pastor Todd Wilcoxen said regular attendance averages about 175 per service and that the church’s kitchen use is limited to occasional in‑house banquets and small events.
Neighbors raised concerns about traffic, well proximity and drainfield suitability. One neighbor said the soil in Midland "doesn't perk" and asked the commission to scrutinize septic design and well setbacks. Staff noted the wastewater characterization study and said the system was sized based on 325 seats and conditioned flows. A commissioner recommended approving the alternate condition that would allow a commercial kitchen for limited events, noting churches typically require kitchens for foodservice at celebrations and dinners.
After discussion, the commission voted to forward SPEX‑25‑023956 to the Board of Supervisors with the alternate conditions allowing a commercial kitchen (restricted to specified events) and attendance/term limits. The recorded voice vote was reported as 4–1 in favor of forwarding the application for approval.
The Board of Supervisors will consider the commission’s recommendation and the detailed septic, traffic, and permitting conditions attached to the special exception.
