12SN0136CASE MANAGER: Jane Peterson
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ADDENDUM
12SN0136
November 30, 2011 BS
Virginia Electric and Power Company
Bermuda Magisterial District
Northeast corner of Coach Road and Battery Brooke Parkway
REQUEST: Conditional use approval to permit an electric power generation plant plus a
conditional use planned development to permit exceptions to Ordinance
requirements in a Heavy Industrial (I-3) District.
PROPOSED LAND USE:
Development of a new combined cycle gas turbine power generation facility is
proposed. Exceptions to Ordinance requirements for maximum height and
associated setback requirements of structures are requested, as discussed herein.
This addendum is provided to advise the Board of the Planning Commission's recommendation for
this case.
Staff continues to recommend approval as outlined in the "Request Analysis".
PLANNING COMMISSION RECOMMENDATION
ON NOVEMBER 15, 2011 THE PLANNING COMMISSION RECOMMENDED APPROVAL
SUBJECT TO THE CONDITIONS ON PAGE 2 OF THE "REQUEST ANALYSIS".
CASE HISTORY
Planning Commission Meeting (ll/15/ll):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Dr. Brown, the Commission recommended
approval subject to the conditions on page 2 of the "Request Analysis".
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, November 30, 2011 beginning at 6:30 p.m., will take
under consideration this request.
Providing a FIRST CHOICE community through excellence in public service
12SN0136-NOV30-BOS-ADD
CASE MANAGER: Jane Peterson
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BOS Time Remaining:
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
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November 30, 2011 BS
12SN0136
Virginia Electric and Power Company
Bermuda Magisterial District
Northeast corner of Coach Road and Battery Brooke Parkway
REQUEST: Conditional use approval to permit an electric power generation plant plus a
conditional use planned development to permit exceptions to Ordinance
requirements in a Heavy Industrial (I-3) District.
PROPOSED LAND USE:
Development of a new combined cycle gas turbine power generation facility is
proposed. Exceptions to Ordinance requirements for maximum height and
associated setback requirements of structures are requested, as discussed herein.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO HEAR THIS CASE AT THEIR
MEETING ON TUESDAY, NOVEMBER 15, 2011. STAFF WILL ADVISE THE BOARD OF
THE COMMISSION' S ACTION AFTER THEIR MEETING.
RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed land use conforms to the Consolidated Eastern Area Plan, which
suggests the property is appropriate for industrial use.
B. As conditioned, the requested height and setback exceptions are compatible with
existing and anticipated surrounding industrial development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS.)
Providing a FIRST CHOICE community through excellence in public service
CONDITIONS
1. Master Plan. The Textual Statement dated August 26, 2011 and revised September 20,
2011 shall be considered the Master Plan. (P)
2. Public Water and Sewer.
A. The public water and wastewater systems shall be required for domestic use
only, except for construction offices.
B. No use of public water shall be required for industrial processes or plant
operations. (U)
3. Environmental En~ineerin~. With the exception of timbering which has been approved
by the Virginia State Department of Forestry for the purpose of removing dead or
diseased trees, there shall be no timbering until a land disturbance permit has been
obtained from the Environmental Engineering Department and the approved devices
have been installed. (EE)
GENERAL INFORMATION
Location:
The request property is located in the northeast corner of Coach Road and Battery Brooke
Parkway. Tax IDs 801-670-2095 and 803-669-Part of 0332.
Existing Zonin
I-3
Size:
233 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North, South, East and West - I-3; Industrial or vacant
2 12SN0136-NOV30-BOS-RPT
UTILITIES
Public Water Svstem:
The request site is located within the Bellwood water pressure zone. There is a twelve
(12) inch water line extending along the eastern side of Coach Road. There is an
additional twelve (12) inch water line extending along Battery Brooke Parkway.
Condition 2 requires connection to the public water system for domestic uses.
Public Wastewater Svstem:
The request site is located within the Proctors Creek sewer service area. There is a twelve
(12) inch wastewater line extending along Battery Brooke Parkway. There is also afifty-
five (55) inch wastewater trunk line extending through the western portion of the request
site. Condition 2 requires use of the public wastewater system for domestic uses.
ENVIRONMENTAL
Drainage and Erosion:
The subject request drains to the east to the James River. There are currently no known
on or offsite drainage or erosion problems and none are anticipated after development.
The request area is approximately seventy (70) percent wooded and, as such, should not
be timbered without obtaining a land disturbance permit from the Department of
Environmental Engineering. (Condition 3)
Water QualitX:
A Resource Protection Area (RPA) determination has been completed for both perennial
flow and connected and contiguous wetlands and there is no RPA on the property.
PUBLIC FACILITIES
Fire Service:
The Centralia Fire Station, Company Number 17, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS. Fire protection issues, including water supply for suppression systems will be
addressed at site plan.
County Department of Transportation:
Typical traffic generation rates for an electric power generating plant are not available.
The applicant has indicated that the proposed development could result in traffic
generation of approximately 110 average daily trips. These vehicles will be initially
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distributed along Coach Road, which had a 2009 traffic count of 1,882 vehicles per day
with a Level of Service C. These vehicles will then travel along either Willis Road, which
had a 2009 traffic count of 6,707 vehicles per day with a Level of Service E or along
Reymet Road, which had a 2009 traffic count of 2,173 vehicles per day with a Level of
Service C. No public road improvements in this part of the county are currently included
in the Six-Year Improvement Plan, except for a safety project to provide a left turn lane
along Route 1 at the Willis Road intersection.
Development must adhere to the Development Standards Manual in the Zoning
Ordinance, relative to access and internal circulation (Division 5). At time of site plan
review, specific recommendations may be provided regarding access and road
improvements.
Virginia Department of Transportation (VDOT~:
VDOT notes that the site will require access via a commercial entrance(s). The
commercial entrance(s) will be subject to the requirements for access management
spacing found in 24 VAC 30-73. Entrances will be reviewed for access management
requirements and accommodation of the largest commercial vehicle serving the site at
time of construction site plan submittal.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Consolidated Eastern Area
Plan, which suggests the property is appropriate for industrial use.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as of September 2011) designates the subject
property "Manufacturing Center." This proposed land use designation encourages single
use, or integrated mix of moderate and/or heavy industrial, corporate office, public and open
space uses. It should be noted that the revised draft plan is pending review by the Planning
Commission, has not been approved, and does not provide land use guidance for the subject
property at this time. As of the date of this report, the Commission has not forwarded a
recommendation regarding the revised draft plan to the Board of Supervisors. Additionally,
the Board has not reviewed the revised draft plan, nor has the Board taken any action on the
revised draft plan to date. The recommendations of the revised draft plan are provided for
reference purposes only.
Area Development Trends:
As part of the James River Industrial Park, surrounding properties are zoned Heavy
Industrial (I-3). Manufacturing and warehousing uses border to the north and south.
Properties to the east adjacent to the James River are vacant and impacted by Resource
4 12SN0136-NOV30-BOS-RPT
Protection Area (RPA). The CSX railroad is located west of Coach Road. It is anticipated
that moderate to heavy industrial development will continue both within the immediate area
as well as north and south along the CSX railroad to the James River consistent with the
recommendations of the Plan.
Site Design:
The request property lies within a Post Development District Area. New development must
conform to the development standards of the Zoning Ordinance for industrial development
in Post Development Areas which address access, parking, landscaping, architectural
treatment, setbacks, heights, signs, buffers, utilities and screening of dumpsters and loading
areas.
Height and Setback Exceptions:
Within Post Development Areas, buildings and structures in I-3 Districts are limited to a
maximum height of 150 feet. For each foot the building height exceeds forty-five (45) feet,
one (1) foot is added to the minimum side and rear yard building setbacks. In I-3 Districts,
the minimum side yard setback is ten (10) feet and the minimum rear yard setback is twenty
(20) feet.
Exceptions to this height limitation are requested. Three (3) air emissions stacks are
proposed at a maximum height of 320 feet. At this maximum height, the minimum side
yard setback would normally need to be increased to 285 feet and the minimum rear yard
setback to 295 feet. The applicant has requested an exception to these setbacks, requiring
a minimum of fifty (50) feet for both the side and rear yards (Condition 1 and Textual
Statement). In addition, an auxiliary boiler, three (3) heat recovery steam generators and
an air cooled condenser are proposed at a maximum height of 175 feet. Given the
property's location within a heavy industrial community, staff does not anticipate any
adverse impacts on area development as a result of these exceptions. This proposal is
consistent with chimney and equipment tower height exceptions approved for a neighboring
power station located south of the subj ect property.
CONCLUSION
The proposed land use conforms to the Plan and is representative of, and compatible with, existing
and anticipated area industrial development. Further, as conditioned, the requested height and
setback exceptions should present no adverse impacts upon neighboring industrial development.
Given these considerations, approval of this request is recommended.
5 12SN0136-NOV30-BOS-RPT
CASE HISTORY
Staff (11/2/11):
If the Planning Commission acts on this request on November 15, 2011 the case will be
considered by the Board of Supervisors on November 30, 2011.
The Board of Supervisors on Wednesday, November 30, 2011 beginning at 6:30 p.m., will take
under consideration this request.
12SN0136-NOV30-BOS-RPT
TEXTUAL STATEMENT
Virginia Electric and Power Company
August 26, 2011
Revised September 20, 2011
Conditional Use Planned Development ("CUPD") to permit zoning ordinance exceptions,
as described below, for development of an electric power generation plant in an I-3, Heavy
Industrial District on property known as Chesterfield County Tax Identification Numbers
801-670-2095 and part of 803-669-0332.
EXCEPTIONS
Allow an exception to Sec. 19-604(3) of the Chesterfield County Zoning
Ordinance to allow increase of structure height as follows:
A. From 150 feet to up to 320 feet for three air emissions stacks;
B. From 150 feet to up to 175 feet for (i) an auxiliary boiler, (ii) three heat
recovery steam generators, and (iii) an air cooled condenser.
II. Allow an exception to Sec. 19-601 of the Chesterfield County Zoning Ordinance
to permit side and rear setbacks of 50 feet.
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