12SN0185CASE MANAGER: Darla Orr
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BS Time Remaining:
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0185
Chesterfield County
Utilities Department
Matoaca Magisterial District
South line of River Road
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April 25, 2012 B S
REQUEST: Conditional use approval to permit above ground utilities structures (water storage
tank and pumping station) and communications tower use plus conditional use
planned development approval to permit exceptions to ordinance requirements in an
Agricultural (A) District.
PROPOSED LAND USE:
A 165 foot tall, above ground water storage tank, an above ground pumping station
(planned within the base of the water tank) and communications antenna (up to ten
(10) feet tall) mounted to the tank structure are proposed. (Proffered Condition 4)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the Ettrick Village Plan suggests the request property is appropriate for
residential use of one (1) dwelling unit per acre or less, the water storage tank,
pumping station and associated communications tower use located with existing
public and semi/public facilities (Virginia State University property and adjacent
public library) would be appropriate to serve area development, as conditioned.
B. The proposed water storage tank conforms to the Public Facilities Plan which
recommends water system expansion to accommodate development consistent with
Providing a FIRST CHOICE community through excellence in public service
the Ettrick Villa eg Plan, including Virginia State University and the Matoaca Village
Plan and surrounding areas.
C. The proposed water storage tank conforms to the Public Facilities Plan which
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 tower 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 OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
CONDITION
(STAFF/CPC) In conjunction with the approval of this request, atwenty-five (25) foot
exception to the 150 foot height limitation for the water storage tank and
communications tower use shall be approved. (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 water tank shall be secured by a minimum eight (8) foot high
fence designed to preclude trespassing. (P)
(STAFF/CPC) 3. There shall be no signs permitted to identify the water tank or
communications tower use. (P)
(STAFF/CPC) 4. The communications tower use shall only be permitted if it 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)
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(STAFF/CPC) 5. 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) 6. 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) 7. 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
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The request property is located on the south line of River Road, east of Winfree Avenue.
Tax ID 797-611-Part of 8599.
Existing Zonin
A
Size:
1.3 acres
Existing Land Use:
Farming (Virginia State University Randolph Farm)
Adjacent Zoning and Land Use:
North and East - R-7 and A; Single-family residential and agricultural (Randolph Farm)
South and West - A; Agricultural and public/semi-public (public library and Randolph Farm
research facilities)
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UTILITIES
Public Water Svstem:
The request site is located within the Matoaca water pressure zone, which is currently served
by a 150,000 gallon water storage tank To meet current and future demands within the
Matoaca/Ettrick area, which includes future expansion of the Virginia State University
campus, and in order for the County to remain in compliance with its State water operating
permit, a new 2.0 million gallon water tank is needed.
There is a sixteen (16) inch water line extending along the southern side of River Road,
approximately 850 feet north of the request site. There is a forty-two (42) inch Appomattox
River Water Authority transmission line located approximately 400 feet north of the
proposed tower location. To operate within the public water system, the proposed water tank
and pumping station will connect to both water lines.
Public Wastewater Svstem:
The site is located within the Appomattox sewer service area. There is an eight (8) inch
wastewater line extending along the northern side of River Road. The proposed water tank
will be an unmanned facility, so connection to the public wastewater system will not be
required.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the east via tributaries to the Appomattox River. 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 7). This will ensure
appropriate erosion control measures are in place prior to land disturbance.
PUBLIC FACILITIES
Fire Service:
The Ettrick Fire Station, Company Number 12, and Ettrick-Matoaca Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This
request will have a positive impact on Fire and EMS by increasing the reliability,
pressure and flow of the water system of Virginia State University.
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County Department of Transportation:
The proposed development on the property will have a minimal impact on the existing
transportation network.
Virginia Department of Transportation (VDOT~:
VDOT notes that use will be made of an existing entrance and access road to the subject
site. VDOT has no objection to this request.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Ettrick Villa eg Plan which
suggests the subject property is appropriate for residential use of 1.0 or less units/acre.
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 and to serve growth. The Plan's recommended
expansion includes new pumping stations, storage tanks, water mains, and pressure
zone/service area improvements. In addition, the Plan suggests that communications
towers should be located to minimize impacts on existing and future areas of
development. The Plan also suggests that utility, energy and communication facilities
should be co-located whenever feasible.
Area Development Trends:
Properties to the north and east are zoned Agricultural (A) and Residential (R-7) and are
occupied by single-family residential use and agricultural uses, part of Virginia State
University Randolph Farm. Properties to the south and west are zoned Agricultural (A) and
are occupied by agricultural use and public/semi-public use (public library and research
facilities at Randolph Farm). It is anticipated that a mix of residential uses will continue in
the area surrounding this portion of the Virginia State University property.
Uses and Height Limitation:
With the approval of this request, atwenty-five (25) foot exception to the 150 foot height
limitation in an Agricultural (A) 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 4). Beyond meeting requirements of the Zoning
Ordinance, there are no limitations on the above ground pumping station. The applicant's
representative has indicated that the pumping station will be located in the base of the water
tank structure.
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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 6)
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 Agricultural (A), 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 would blend in with the background sky color to minimize the visual impact (Proffered
Condition 5). Any equipment (antennas, mounting hardware, cables, etc.) associated with
the communications tower use must be incorporated into the structure of the tank and would
be required to be the same or similar color as the tank (Proffered Condition 5). 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 2, 3 and 5)
CONCLUSION
While the Ettrick Villa eg Plan suggests the request property is appropriate for residential use of one
(1) dwelling unit per acre or less, the proposed water storage tank, pumping station and
communications tower located with existing public and semi/public facilities (Virginia State
University and adjacent public library) would be appropriate to serve area development, as
conditioned.
The proposed water storage tank conforms to the Public Facilities Plan, which recommends water
system expansion to accommodate development consistent with the Ettrick Village Plan, including
Virginia State University, and the Matoaca Villa eg Plan and surrounding areas. The Plan recognizes
that these improvements will increase the quality and reliability of the existing system.
The proposed communications tower use conforms to the Public Facilities Plan, which 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, approval of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (3/20/12):
The applicant accepted the recommendation. There was no opposition present.
Dr. Wallin commended the cooperative efforts of County staff, citizens and Virginia
State University. He described how the new water tank will provide better service to the
Matoaca area and Virginia State University and that the cooperative project will save
money for the County and Virginia State University.
On motion of Dr. Wallin, seconded by Dr. Brown, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 2
and 3.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, April 25, 2012 beginning at 6:30 p.m., will take under
consideration this request.
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