Loading...
09SN0174 STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 09SN0174 r~~,.tc~ri ~Znn~~ Apri129, 2009 B S Chesterfield County Board of Supervisors Matoaca Magisterial District North line of Cosby Road REQUEST: Conditional Use Planned Development to permit an above-ground water storage tank with communications tower use plus a height exception in an Agricultural (A) District. PROPOSED LAND USE: A 160 foot water storage tank is planned. Communications antennas mounted on the tank structure would also be permitted. (Proffered Condition 6) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed water storage tank conforms to the Public Facilities Plan which recommends expansion of the existing water system which will accommodate development consistent with the User Swift Creek Plan. B. The proposed communications tower use conforms to the Public Facilities Plan which suggests that communications towers and utility facilities should co-locate whenever feasible. Providing a FIRST CHOICE community through excellence in public service C. Incorporating the communications facilities into the water storage tank will minimize the need for an additional freestanding communications tower in the area, thereby reducing tower proliferation. (NOTE: CONDITIONS MAY BE IMPOSED. 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.) CONDITIONS (STAFF/CPC) 1. In conjunction with the approval of this request, a ten (10) foot exception to the 150 foot height limitation for the water storage tank and communications tower use shall be approved. (P) (STAFF/CPC) 2. Except where the underlying Agricultural (A) standards exceed these requirements, development shall comply with Emerging Growth District Standards for Corporate Office (O-2) uses. (P) (Note: This condition would require the screening of mechanical equipment located on, or associated with, any building from adjacent properties and public rights-of--way. This condition would not require screening for the tank structure or communication antennae.) (STAFF/CPC) 3. A fifty (50) foot buffer inclusive of required yards shall be provided around the perimeter of the property. Such buffer shall be landscaped in accordance with Ordinance requirements for fifty (50) foot buffers. (P) (STAFF/CPC) 4. The base of the water tank shall be secured by a minimum eight (8) foot high fence designed to preclude trespassing. (P) (STAFF/CPC) 5. There shall be no signs permitted to identify the communications tower use. (P) (STAFF/CPC) 6. The communications tower use shall only be permitted if it is incorporated into the structure of the water storage tank Antennas and cables shall be mounted so as to minimize their visual impact and any antennas shall be mounted on the top of the tank (P) (STAFF/CPC) 7. The water storage tank shall be grey or another neutral color, acceptable to the Planning Department. The communications equipment (antennas, mounting hardware, cables, etc.) mounted on the outside of the water tank structure shall be the same or similar 2 09SN0174-APR29-BOS-RPT color as the tank. Except for security lighting over the access doors at the base of the tank, the tank and communications equipment shall not be lighted. (P) (STAFF/CPC) 8. At such time that any communications antenna or equipment ceases to be used for communications purposes for a period exceeding twelve (12) consecutive months, the owner/developer of the communications tower use shall dismantle and remove the antennas and all associated equipment from the property. (P) (STAFF/CPC) 9. Except for timbering approved by the Virginia State Department of Forestry for the purpose of removing dead or diseased trees, there shall be no timbering on the property until a land disturbance permit has been obtained from the Environmental Engineering Department and the approved erosion control devices have been installed. (EE) GENERAL INFORMATION Location: North line of Cosby Road, west of Fox Club Parkway. Tax ID 714-672-Part of 8571. Existing Zonin A Size: 2.0 acres Existing Land Use: Vacant/wooded Adjacent Zoning and Land Use: North - A; Public/semi-public (Cosby High School) South - I-1; Vacant East - A; Single-family Residential or vacant West - A; Public/semi-public (VDOT maintenance office & storage yard) 3 09SN0174-APR29-BOS-RPT UTILITIES Public Water Svstem: The request site is in the Clover Hill pressure zone. The Clover Hill pressure zone is currently served by an existing 2.0 million gallon water tank located adjacent to the Clover Hill High School. The public water system in this area has an immediate need for additional water storage due to increasing demands. To address these increasing demands, the additional water storage tank proposed is included in the Utilities Department's CIP and scheduled for design/construction in 2009. Public Wastewater Svstem: The proposed tank will not require use of the public wastewater system. ENVIRONMENTAL Drainage and Erosion: The subject property drains to the rear then via tributaries to West Branch and then to Swift Creek Reservoir. There are no known on- or off-site drainage or erosion problems and none are anticipated after development. The property is wooded and, as such, should not be timbered without obtaining a land disturbance permit from the Department of Environmental Engineering and the appropriate erosion control devices have been installed (Condition 9). This will ensure appropriate erosion control measures are in place prior to land disturbance. PUBLIC FACILITIES Fire Service and Transportation: This request will have a minimal impact on these facilities. LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is appropriate for public use. The Public Facilities Plan, a component of the Comprehensive Plan, recommends expansion of the County's water system through 2022 including new pumping stations, storage tanks, water mains, and pressure zone/service area improvements. In addition, the Public Facilities Plan suggests that communications tower use should be located so as 4 09SN0174-APR29-BOS-RPT to minimize impacts on existing and future areas of development. The Plan also suggests that utility, energy and communications facilities should co-locate whenever feasible Area Development Trends: Surrounding properties are zoned Agricultural (A) and Light Industrial (I-1) and are occupied by public-semi-public use (Cosby High School and VDOT's maintenance office and storage yard), single family residential use or are vacant. It is anticipated that public use and office residential uses of various densities will continue in the area as suggested by the Upper Swift Creek Plan. Uses and Height Limitation: With the approval of this request, a ten (10) foot exception to the 150 foot height limitation in an Agricultural (A) District would be approved for the water storage tank and communications tower use (Condition 1). The communications tower use would only be permitted when such use is incorporated into the structure of the water storage tank so as to minimize the visual impacts and such antennas are mounted on the top of the tank. (Condition 6) Consistent with past actions on similar facilities and to ensure that the communications tower use does not become a maintenance problem or an eyesore, any equipment associated with the communications tower use must be removed at such time that such use ceases. (Condition 8) Development Standards: The request property lies within an Emerging Growth District Area. The purpose of the Emerging Growth District standards is to promote high quality, well-designed projects. However, because the request property is zoned Agricultural (A), development is not required to meet development standards of Emerging Growth Areas. A condition is recommended to require compliance with Emerging Growth District Standards, except where the underlying Agricultural (A) standards exceed these requirements (i.e. setbacks) (Condition 2). These standards will address architectural treatment of any equipment buildings & require screening of mechanical equipment located on or associated with any building from adjacent properties and public rights-of--way. This condition would not require screening of the tank structure or communication antenna. As noted herein, an above ground water storage tank is planned. The color of the tank should be gray or another neutral color such that it blends in with the background sky color to minimize the visual impact (Condition 7). Any equipment (antennas, mounting hardware, cables, etc.) associated with the communications tower use which, as previously noted, must be incorporated into the structure of the tank, would be required to be the same or similar color as the tank (Condition 7). In addition, except for security lighting, conditions prohibit lighting, require security fencing and address signage. (Conditions 4, 5 and 7) 5 09SN0174-APR29-BOS-RPT Rnffer• As previously noted, Condition 2 would require the development to conform with Emerging Growth District standards. These standards would not require a buffer around the perimeter of the property. However, to reduce visibility of the base of the tank from anticipated area development, Condition 3 would require a fifty (50) foot buffer around the perimeter of the property. CONCLUSION The proposal for a water storage tank conforms to the Public Facilities Plan which recommends expansion of the existing water system to include above ground storage tanks by 2022. This use will accommodate area development consistent with the recommendations of the Upper Swift Creek Plan. The proposed communications tower use, required to located on the water tank structure, conforms to the Public Facilities Plan which suggests that communications tower locations should generally be located to minimize the impact on existing or planned areas of development and that utility and communications facilities should co-locate whenever feasible. Incorporating the communications facilities into the water storage tank will minimize the need for an additional freestanding communications tower in the area, thereby reducing tower proliferation. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (3/17/09): The applicant accepts the recommendation. There was no opposition present. Mr. Bass suggested that language be added to Condition 6 to require communications antennas to be mounted on top of the tank only. On motion of Mr. Bass, seconded by Mr. Waller, the Commission recommended approval subj ect to the conditions on pages 2 and 3. AYES: Messrs. Gulley, Brown, Bass, Hassen and Waller. The Board of Supervisors, on Wednesday, April 29, 2009, beginning at 6:30 p.m., will take under consideration this request. 6 09SN0174-APR29-BOS-RPT ~< ~/ I M 1 ~ . `" ~ ~ ~ U ~ W , ~ U N ~ U ' N U ` ~ \ ` ' 1 ' \ ~ \ U Q ' ~ ` ~ ~ ~ U ' \ ~. _ \ U - ' Q 1 _ `/ ' N ~ U ~~ 1 1 1 1 ~ I U U ' 1 ~ y , i ~ ~ ~~d 8n 7~ ~ + ~~ ~ ~' ~ Q • ~o~ ~ ~~6~ ~~ ~ ~ U ~ _ ` ` ~ CJ N y m • ~Q ~P ~, • ~ ~, - - v 1 ` / / ` .......... ~ ~ Q'C `~ Q ~ '~ ` ` - U ` N - / `` ~ U 1 \ ~ `` ~` ` N U \ N ~ `` ` r \ N v I ~ ` _ I ~ ~ ~ V..~ ~ M J ~ U z ~ \ U N ~ ~ ~ ~ I I I / N U ~ ~ N U et. ~ ~ v Q. p ~ ~ ~ I `.~ `V ~ o 1 I " ` I ~ ` O ~ 0 ~ ~ o ~ 0 M 1 W I ~ \ ~ ~ N " Z ~ V O O \ 1 LL ~ ~ 1 0 a / ~ ` ~ Z ' _