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11SN0214 CASE MANAGER: Darla Orr June 21, 2011 CPC July 27, 2011 BS STAFF’S REQUEST ANALYSIS BOS Time Remaining: AND 365days RECOMMENDATION 11SN0214 Chesterfield County Utilities Department Midlothian Magisterial District Off the South line of Robious Road REQUEST:Conditional use planned development approval to permit an above-ground water storage tank with communications tower use plus a height exception inAgricultural (A) andResidential (R-7) Districts. PROPOSED LAND USE: A150 foot tall water storage tank is planned.Communications antenna mounted to the tank structure are also proposed.(Proffered Condition 5) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONSAND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES2 AND 3. AYES: Messrs. Bass, Gulley, Hassen and Waller. NAY:Dr. Brown. STAFF RECOMMENDATION Recommend approval for the following reasons: A.While the Huguenot/Robious/MidlothianArea Planand the Northern Area Plan suggest the request property is appropriate forregional mixed use and parks/recreationuse or open space, the water storage tank and associated communications tower use located with existing publicand semi/public facilities (adjacent to a community park and a television broadcasting station) would be appropriate to serve area development, as conditioned. Ð®±ª·¼·²¹ ¿ Ú×ÎÍÌ ÝØÑ×ÝÛ ½±³³«²·¬§ ¬¸®±«¹¸ »¨½»´´»²½» ·² °«¾´·½ »®ª·½» B.The proposed water storage tank conforms to the Public Facilities Planwhich recommends water system expansion which will accommodate development consistent with the Huguenot/Robious/MidlothianArea Planand Northern Area Plan. C.The proposed water storage tank conforms to the Public Facilities Planwhich recommends improvements, including new storage tanks, designed to increase the quality and reliability of the existing system. D.The proposed communications tower use conforms to the Public Facilities Plan which suggests that communications towers and utility facilities should co-locate whenever feasible. E.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 PROPERTY OWNER MAY PROFFER CONDITIONS.CONDITIONS NOTED WITH “STAFF/CPC” WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.) CONDITIONS (STAFF/CPC)1.In conjunction with the approval of this request, a 100foot exception to the fifty (50) foot height limitationfor the water storage tank and communications tower use shall be approved.(P) (STAFF/CPC)2.Withinthe thirty (30) foot setback along the western property boundary, a twenty (20) foot buffer shall be provided. This buffer shall be located adjacent to the western property boundary and shall conform to the requirements of the Zoning Ordinance for buffers less than fifty (50) feet in width. (P) PROFFERED CONDITIONS (STAFF/CPC)1.All mechanical equipment located on or associated with any building or structure shall be screened from adjacent properties and public rights of way in accordance with Emerging Growth District standards. This condition shall not require screening for the tank structure or communications antenna. (P) (STAFF/CPC)2.The required setbacks for the water tank and any buildings, parking and drives shall be as follows: A.Front and rear yards–Minimum of thirty (30) feet; and B.Side yards –Minimum of twenty-five (25) feet.(P) îïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ (STAFF/CPC)3.The water tank shall be secured by aminimum eight (8) foot high fence designed to preclude trespassing.(P) (STAFF/CPC)4.There shall be no signs permitted to identify the water tank or communications tower use. (P) (STAFF/CPC)5.The communications tower use shall only be permitted ifit is incorporated into the structure of the water storage tank. Equipment and cables shall be mounted so as to minimize their visual impact, and antenna shall be mounted on the top of the tank. (P) (STAFF/CPC)6.The water storage tank shall be white, 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 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)7.There shall be no permanent vehicular accessfrom the property to Old Farm Road.(Note: This proffered condition does not preclude a temporary construction access from the property to Old Farm Road.) (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: The request property is located off the south line of Robious Road, across from Woodmont Drive.Tax IDs 743-712-Part of 5024 and 744-712-Part of 4237. íïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ Existing Zoning: A and R-7 Size: 2 acres Existing Land Use: Vacant/woodedand public park (Huguenot Park) Adjacent Zoning and Land Use: North-R-7 and A; Vacant South-R-7and Awith CUPD; Commercial and public/semi-public (Channel 23 communication station and towers) East-A; Public/semi-public (Huguenot Park) West-R-7 and C-4with CUPD;commercial or vacant UTILITIES Public Water System: The request site is located within the Robious pressure zone. The Robious pressure zone is currently served by an existing 1.0 million gallon water tank located in the Roxshire subdivision. The public water system in this area has an immediate need for additional water storage due to increasing demands.In order to address the increasing demands, and for the County to remain in compliance with its State water operating permit, a new2.0 MG water tank is needed.The request site is a portion of a County-owned parcel, the remainder of which is proposed to be developed for recreational uses. There is an existing sixteen (16)inchwater line along Robious Road approximately 1,600 feet from the request site.A water line extension from this line would be needed to connect the proposed water tank to the public water system. Public Wastewater System: There is an existing eight (8)inchwastewater line extending along Larkhill Lane.The proposed water tank will be an unmanned facility, so connection to the public wastewater system will not be required. ìïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ ENVIRONMENTAL Drainage and Erosion: The subject parcel drains to the east through Huguenot Park and then via man made conveyance systems to tributaries of Pocoshock Creek.There are currently no 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 (Proffered Condition 9). This will ensure appropriate erosion control measures are in place prior to land disturbance. PUBLIC FACILITIES FireServiceand County Communications: This request will have a minimal impact on these facilities. County Department of Transportation: This request will have a minimal impact on the transportation network. Virginia Department of Transportation (VDOT): VDOT understands that the site will be accessed infrequently.A VDOT approvable private entrance designed and constructed with appropriate sight distances shall be provided, with sufficient off-street depth to contain service vehicles prior to any access gate that may be installed to the access driveway. LAND USE Comprehensive Plan: The subject property is located within the boundaries of the Huguenot/Robious/Midlothian Area Planwhich suggests the property is appropriate for regional mixed use which includes regional office, retail, light industrial and higher density residential use. The portion of the property to be used for vehicular access to the tank is located within Huguenot Park. The Northern Area Plansuggests this portion of the property is appropriate for parks, recreation or open space. The Public Facilities Plan, a component of the Comprehensive Plan, recommends improvements to and expansion of the County’s water system through 2022 to increase the quality and reliability of the system, andto serve growth. The Plan’srecommended expansion includes new pumping stations, storage tanks, water mains, and pressure zone/service area improvements. In addition, the Public Facilities Plansuggests that ëïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ communications towers should be located to minimize impacts on existing and future areas of development. The Planalso suggests that utility, energy and communications facilities should be co-locatedwhenever feasible. Area Development Trends: Properties to the north and east of the request property are zoned residential and agricultural and are occupied by public/semi-public use (Huguenot Park), single-family residential use (Country Placesubdivision)or are vacant.Propertiesto the south arezoned agricultural and residentially and are occupied bya television communication station (Channel 23) and several communications towersor are vacant.Properties to the west are zoned commercially and are occupied bycommercial usesor are vacant (part of a regional mixed use node which includes planned multi-family residential use). The water tank is proposed on the southern portion of a county-owned property (Attachment 1).A park expansion (outdoor playfields)is planned (Case 11PD0220) on the northernportion of the county-owned property.(Attachment 1) Uses and Height Limitation: With the approval of this request, a 100 foot exception to the fifty (50) foot height limitation in a Residential (R-7) District would be granted for the proposed water storage tank and communications tower use (Condition).The communications tower use would only be permitted if it is incorporated into the structure of the water storage tank to minimize visual impact.(Proffered Condition 5) 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. (Proffered Condition 8) Development Standards: The request property lies within an Emerging Growth District Area. The purpose of Emerging Growth District standards is to promote high quality, well-designed projects. However, because the request property is zoned Residential (R-7), development is not required to meet development standards of Emerging Growth Areas.Proffered Condition 1 would require screening of mechanical equipment located on or associated with any building or structure from adjacent properties and public rights-of-way in accordance with Emerging Growth District standards.This condition would not require screening of the tank structure or communication antenna. The color of the proposed water tank would be white, gray or another neutral color such that it blends in with the background sky color to minimize the visual impact (Proffered Condition 6).Any equipment (antennas, mounting hardware, cables, etc.) associated with the communications tower usemust be incorporated into the structure of the tankand would êïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ be required to be the same or similar color as the tank (Proffered Condition 6). In addition, proffered conditions prohibit lighting (except for security lighting), require security fencing and prohibit signs identifying the water storage tank or the communications tower use. (Proffered Conditions 3, 4 and 6) The water storage tank is proposed on county-owned propertybetween a public parkand planned park expansion, a communication station and towers,and a regional mixed use development which includes commercial and multi-family residential uses.Proffered Condition 2 identifies minimum setbacks forthe water storage tank and any buildings, parking or drivesand Condition 2 would require a buffer within the setback along the western property line adjacent to Sesame Street (a private road). Attachment 1 identifies the approximate location of the water storage tank on the request property.The vehicular access to the site planned through Huguenot Park is also identified on the attachment. CONCLUSION While the Huguenot/Robious/Midlothian Area Planand the Northern AreaPlansuggestthe request property is appropriate for regional mixed use and parks/recreation use or open space,the proposed water storage tank and communications towerlocated with existing publicand semi/public facilities (adjacent to a community park and a television broadcasting station) would be appropriate to serve area development, as conditioned. The proposed water storage tank conforms to the Public Facilities Planwhich recommends water system expansion which will accommodate development consistent with the Northern Area Plan and increase the quality and reliability of the existing system. The proposed communications tower use conforms to the Public Facilities Planwhich suggests that communications towers and utility 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, approvalof this request is recommended. ______________________________________________________________________________ CASE HISTORY ______________________________________________________________________________ Planning Commission Meeting (6/21/11): The applicant accepted the recommendation. éïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ Citizens questioned whether the water tank would cause interference with the television towerson an adjacent parcel; whether on-site soils are suitable for a water tank; and the cost to develop the site. Dr. Brown stated the additional costsidentified to develop the site were a concern. Messrs. Gulley, Hassen and Bassstated they found this site was an appropriate compromise since other county properties considered were identified for school or fire station expansion and that this project facilitates expansion of Huguenot Park too. Mr. Waller stated this proposed site was a valid site;that the funds to develop the site would come from the Utilities rate payersnot the general fund; and that parks would be able to expand Huguenot Park. He identified an additional condition he planned to impose relative to a buffer along the western property line and verified that Utilities accepted the additional condition.(Condition 2) On motion of Mr. Waller, seconded by Mr.Gulley, the Commission recommended approvalsubject to the conditions and acceptance of the proffered conditions on pages 2 and 3. AYES: Messrs. Bass, Gulley, Hassen and Waller. NAY: Dr. Brown. The Board of Supervisors, on Wednesday, July 27, 2011 beginning at 6:30 p.m., will take under consideration this request. èïïÍÒðîïìóÖËÔîéóÞÑÍóÎÐÌ 11SN0214-1