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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0232
Columbia Gas of Virginia, Inc.
Matoaca Magisterial District
9306 West Oak River Road
J~~ZnnQ rnr
July 30, 2008 BS
RE VEST: Conditional Use to permit an above-ground utility (propane gas tank farm) in a
Residential (R-15) District.
PROPOSED LAND USE:
Expansion of an existing propane distribution facility consisting of above ground
propane tanks within a fenced enclosure is proposed. This facility provides gas
service to residences in the Eagle Cove Subdivision until such time that in-ground
gas service is extended in this area.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. BASS, BROWN, HASSEN AND WALLER.
NAY: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed propane gas distribution facility is necessary to provide gas service to the
surrounding neighborhood. Specifically, until such time that permanent in-ground gas
service can be extended to the area, the above ground facility ensures adequate gas
service to residences in Eagle Cove Subdivision.
Providing a FIRST CHOICE community through excellence in public service
B. The existing facility is currently operated on the property with no apparent adverse
impact upon existing area residential development.
C. The recommended conditions address land use compatibility issues between the use and
area residential development and are similar to those imposed on similarly situated
facilities.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
PROFFERED CONDITIONS
The owner and developer in this rezoning request, Columbia Gas of Virginia, Inc. (the
"Developer") pursuant to § 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning
Ordinance of Chesterfield County, Virginia (the "County") for itself and its successors and
assigns, hereby proffers that the development of the unimproved real property (the "Property")
under consideration in this rezoning request shall be developed in accordance with the following
conditions if, and only if, the request submitted herewith is granted with only those conditions
agreed to by the owner and applicant. In the event this request is denied or approved with
conditions not agreed to by the owner and applicant, the proffers shall immediately be null and
void and of no further force or effect.
(STAFFICPC) 1. The attached plan dated March 31, 2008, revised June 18, 2008
and titled "Master Plan Eagle Cove Propane Tank Farm" as
prepared by Townes Site Engineering shall be considered the
master plan. A maximum of thirty-one (31) tanks shall be
. P
permute . ( )
(STAFF/CPC) 2. All mechanical equipment shall be enclosed by a minimum six (6)
foot high fence, designed to preclude trespassing. (P)
(STAFF/CPC) 3. Vehicular access shall be provided via a single driveway. This
driveway shall be of sufficient length to provide off street parking
for all vehicles servicing the propane facilities. This driveway
shall be graveled or paved and maintained to minimize dust or
tracking problems and to provide ease of ingress and egress. (P)
(STAFF/CPC) 4. A twenty-five (25) foot buffer shall be provided along all property
boundaries to include Oak River Drive. This buffer shall comply
with the requirements of the Zoning Ordinance except that the
extension of the driveway to serve this facility may encroach into
this required buffer as generally depicted on the Master Plan. Any
healthy trees that are one (1) inch in caliper or greater shall be
2 08SN0232 JUL30-BOS-RPT
retained within this buffer. The buffer shall be supplemented with
plant materials as necessary so as to minimize year-round views of
improvements on the subject property from the adjacent properties
and Oak River Drive, as determined by the Planning Department.
(P)
(STAFF/CPC) 5. With the exception of grass, which may be planted outside the
fenced enclosure, there shall be no vegetative material permitted
within ten (10) feet of the fenced enclosure.
A. Tree branches that encroach into the airspace above the ten
(10) foot perimeter must be cut back to meet the
requirements of this condition. (F)
(STAFF/CPC) 6. The area within the fence enclosure shall be graveled and
maintained so as to preclude the potential for grass, brush or other
vegetation from growing around the propane gas storage tanks or
other equipment. (F)
GENERAL INFORMATION
T ,n~ati nn
North line of West Oak River Drive, west of Oak River Court and better known as 9306
West Oak River Road. Tax ID 762-610-2672.
Existing Zoning:
R-15
Size:
l .l acres
Existin Land Use:
Public/semi-public (propane tank farm)
Adjacent Zoning and Land Use:
North - A; Single family residential
South, East and West - R-15; Single family residential
3 08SN0232 JUL30-BOS-RPT
T TTTT ,TTTF,C
This request will have no impact upon these facilities.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the northeast to an intermittent stream that drains to Lake
Chesdin. There are currently no known problems with the existing tank farm and none
are anticipated with the development of the additional tanks.
PUBLIC FACILITIES
Fire ~ervice~
The Matoca Fire Station, Company Number 8, and Ettrick-Matoaca Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This
request will have a minimal impact on Fire and EMS.
Proffered Conditions 5 and 6 addresses the proximity of vegetation to the propane tanks
so as to minimize the possibility of fire proximate to the tanks.
Transportation:
This use will have minimal impact on the existing transportation network.
T ,ANn T TCF.
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for residential use of 1-5 acre lots suited to R-88 zoning.
Area Development Trends:
The area is characterized by single family residences being part of the Eagle Cove
Subdivision to the east, west and south or acreage property to the north.
4 08SN0232 JUL30-BOS-RPT
Development History:
The property is currently developed for a propane tank farm, consisting of twenty (20)
1,000 gallon tanks. According to the applicant, this use has been operating at this
location since 1987. Upon the applicant's inquiry to expand this use, staff was unable to
identify any record of a conditional use to permit the existing operation. It is thought that
the existing facility was established to temporarily provide fuel to the then newly-
developedEagle Cove Subdivision until natural gas service became available.
Site Design:
The applicant's plan depicts the existing facility consisting of twenty (20) 1,000 gallon
propane tanks with the addition of fourteen (14) tanks, for a total of thirty-four (34) tanks.
This facility would continue to be surrounded by a security fence. Underground distribution
lines would carry the propane gas from the tanks to area residences. (Proffered Conditions 1
and 2)
Access to this facility would continue to be from West Oak River Drive. Such access would
be graveled or paved to reduce dust and tracking. (Proffered Condition 3)
Buffers:
The request property is surrounded by residential development as part of the Eagle Cove
Subdivision or on acreage parcels. As such, buffers would be provided along all property
boundaries to include West Oak River Drive to minimize the visual impact of the facility on
area residents. (Proffered Condition 4)
CONCLUSION
The proposed above ground propane distribution facility is necessary to provide gas service to the
surrounding neighborhood until such time that a permanent in-ground gas service can be extended
to the area. In addition, similar facilities have been built in proximity to single family residences
within other subdivisions and have had no apparent adverse impact on the neighborhood.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/08):
The applicant accepted the recommendation. There was no opposition present.
In response to concerns expressed by the Fire Department, the applicant agreed to limit
the number of new propane tanks to eleven (11), for a total of thirty-one (31) tanks.
5 08SN0232 JUL30-BOS-RPT
Mr. Gulley expressed concerns relative to safety of above ground tank storage and the
absence of Code to require underground storage. Mr. Bass noted that the facility had
been in operation approximately twenty (20) years with no safety incident and that the
Fire Department was supportive of this request.
On a motion of Mr. Bass, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Bass, Brown, Hassen and Waller.
NAY: Mr. Gulley.
Applicant (6/20/08):
A revised proffered condition and master plan were submitted to address Fire Department
concerns relative to number of propane tanks.
The Board of Supervisors, on Wednesday, July 30, 2008, beginning at 6:30 p.m., will take under
consideration this request.
6 08SN0232 JUL30-BOS-RPT
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T~VV N E S
SITE ENGINEERING
"I 9850 Lori Road, Suite 201
Chesterfield, Virginia 23832
ASK How Phone:(804) 748-9011 Fag: (804) 748-2590
DATE: 03/31 /O8, Rev 6/18/08
EXISTING
~CHAINLINK AND
WOODEN FENCE
(TO 8E EXTENDED)
EXISTING TREELINE
MASTER PLAN
EAGLE COl/E PROPANE TANK FARM
9306 WEST OAK Rl l/ER DRl l/E
LOT 197, SECTION 6, EAGLE CO l/E SUBDIVISION
MA TOACA DISTRICT CHESTERFIELD 08SN0232-1
TOWNES#.• 20070416 CGV#.• 07-0379951 SCALE.•