13SN0123
CASE MANAGER: Darla Orr
October 16, 2012CPC
November 15, 2012 CPC
December 12, 2012 BS
STAFF’S
BS Time Remaining:
REQUEST ANALYSIS
365 days
AND
RECOMMENDATION
13SN0123
Utilities Department
MatoacaMagisterial District
North line of Hull Street Road
REQUEST:Conditional use planned development approval to permit an above-ground utilities
structure (water storage tank) and communications tower use plus exceptions to
ordinance requirements in a Residential (R-9) District.
PROPOSED LAND USE:
A 165 foot tall, above ground water storage 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 approvalfor the following reasons:
A.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 public water system.
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.
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.
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(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S)MAY
PROFFER CONDITIONS. CONDITION(S) NOTED “STAFF/CPC” WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
CONDITION
(STAFF/CPC)The Textual Statement last revised October 25, 2012 shall be
considered the Master Plan. (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 antennas.(P)
(STAFF/CPC)2.The water tank shall be secured by a minimum eight (8) foot high
gated 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 ofthewater storage tank. Equipment
and cables shall be mounted so as to minimize their visual impact,
and antennas shall be mounted on the top of the tank.(P)
(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 as any communications antenna or equipment ceases to
be used for a period exceeding twelve (12) consecutive months, the
owner/developer ofthe 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
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has been obtained from the Environmental Engineering Department,
and the approved erosion control devices have been installed. (EE)
(STAFF/CPC)8.The above ground utility structure (water tank) and communications
tower uses shall be restricted to “Area 1” as shown on Exhibit B. The
temporary and future permanent access shall be located within “Area
2.”(P,T)
GENERAL INFORMATION
Location:
The request property is located on the north line of Hull Street Road, west of Magnolia
Green Parkway. Tax ID 702-667-Part of 9566.
Existing Zoning:
R-9 with conditional use planned development
Size:
27.1acres
Existing Land Use:
Vacant/wooded
Adjacent Zoning and Land Use:
North and West –R-9; Vacant
South–C-5 and A;Commercial and vacant
East –A; Vacant
UTILITIES
Public Water System:
There is a thirty (30) inch water line extending along the north side of Hull Street Road
approximately 1,800 feet east of the requestsite. This water line will be extended by the
developers of the Magnolia Green development. A two (2) million gallon water storage
tank is planned for the request site. This water tank will serve the future demands of the
Magnolia Green development and adjacent properties, and will be constructed by the
developers of Magnolia Green at such time as future demands warrant. This water tank will
be included within the Physic Hill pressure zone. Connection to the public water system is
intended.
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Public Wastewater System:
There is an eight (8) inch wastewater line extending from the east approximately 1,700 feet
east of the request site. 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 north/northeast and then via tributaries to Swift Creek
Reservoir. There are currently no known on-or off-site drainage or erosion problems and
none are anticipated after development.
The subject 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). Thiswill
ensure appropriate erosion control measures are in place prior to land disturbance.
PUBLIC FACILITIES
Fire Service:
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This
request will have a minimal impact on Fire and EMS.
County Department of Transportation:
Development of the property for an aboveground water storage tank and communication
tower will have a minimal impact on the existing transportation network. Traffic
generated by this development will be initially distributed along Hull Street Road (Route
360), which had a 2008 traffic count of 21,700 vehicles per day. The capacity of that four
(4) lane road is acceptable (Level of Service B) for the volume of traffic it currently
carries.
The Utilities Department has been in negotiations with the representatives of a large
mixed-use project (Magnolia Green) for acquisition of this site and access to Route 360.
Zoning approval for theMagnolia Green development includes conditions requiring the
Transportation Department to approve all access to Route 360. The Utilities Department
and the Magnolia Green representatives have agreed to a plan, which the Transportation
Department supports,that will allow temporary access from the site directly to Route
360. At such time as the adjacent Magnolia Green commercial tract is developed, the
temporary Route 360 access will be removed and a new permanent access, through that
commercial development, will be provided to Route 360. The Utilities Department has
indicated that language regarding the Route 360 access as generally described, will be
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included in the deed of dedication for the site.
Virginia Department of Transportation(VDOT):
A low volume VDOT approved entrance shall be provided with appropriate sight
distance shown and any needed easements. The entrance should be designed such that the
service vehicles may fully clear the Hull Street Road right-of-way before reaching any
gated entrances.
LAND USE
Comprehensive Plan:
The Comprehensive Planfor Chesterfield County,designates the request property as a
Community Business area where commercial uses that serve communitywide trade areas
are appropriate.The Public Facilities chapter of thePlansuggests telecommunications
facilities should be located to provide broad access to communications services and
minimize the number of towers and their impact on the surrounding area. The Planfurther
suggests that as a priority, telecommunication facilities should be incorporated into existing
building features, such as rooftops, church steeples, water storage tanks and electrical
transmission structures rather than constructing new freestanding structures.
Area Development Trends:
Propertiesto the north and west are zoned Residential (R-9) with conditional use planned
development and are being developed as part of the Magnolia Green development, a large
mixed use planned community. Properties to the east are zoned agriculturally and are
occupied by large lot residential use or are vacant.Properties to the south are zoned
agriculturally except for some commercial zoning along the Hull Street Road frontage.
These properties are occupied by commercial use or are vacant. It is anticipated thata mix
of commercial and residential uses will continue in the area, as suggested by the Plan.
Zoning History:
On December 11, 1991 the Board of Supervisors, upon a recommendation of denial by
the Planning Commission, approved rezoning ((Case 89SN0343) of a 3,982.5 acre tract,
of which the subject of this case is a part) from Agricultural (A) and General Business
(B-3) to Residential (R-9) with conditional use planned development approval to permit
use and bulk exceptions. A mixed use development, known as Magnolia Green, with
single and multifamily residential, commercial and recreational uses is being developed.
Uses:
The request property is located within the CC-1 tract of the master plan approved with Case
89SN0343 for the Magnolia Green development. Within this tract Community Business (C-
3) uses are permitted. Conditional use planned development approval is requested to permit
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an above ground utility structure (water storage tank) and communications tower use. The
communications tower use would only be permitted if it is incorporated into the structure of
the water storage tank to minimize its visual impact. (Proffered Condition4)
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 water storage tank wouldbe located on an approximately 2.3 acre portion of the request
property identified as Area 1 on Exhibit B, prepared by Timmons Group and dated August
3, 2012. Access to the tower site will initially be provided across a proposed forty (40) foot
waterline and access easement along the eastern boundary of the request property across
Area 2 as identified on Exhibit B. Permanent access for the tower site will also be provided
within Area 2 from the western boundary of the request property.
The Textual Statement of Case 89SN0343 requires development within the CC-1 tract to
conform to the requirements of the Zoning Ordinance for properties within Emerging
Growth District areas. The purpose of Emerging Growth District standards is to promote
high quality, well-designed projects. The standards address setbacks, architectural treatment
and building heights. Development of the request property would conform to those
standards except as outlined in the proffered conditions and Textual Statement. (Condition)
The Textual Statement, last revised October25, 2012 would permit a 165 foot tall water
tank structure (including communications antenna attached to the tank structure). The
Textual Statement also would establish minimum setbacks for the tank, other structures and
parking, as well as minimum bufferrequirements. The setback and buffer areas are
identified on Exhibit C dated October 22, 2012.
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)
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CONCLUSION
The proposed water storage tank conforms to the Public Facilities Planwhich recommends
improvements, including new water storage tanks, designed to increase the quality and reliability
of the existing public water system.
The proposed communications tower use also conforms to the Public Facilities Planwhich
suggests that communication 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.
Given these considerations, approval of this request is recommended.
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (10/16/12):
On their own motion and with the applicant’s consent, the Commission deferred this case
to their November 15, 2012 public hearing.
Staff (10/17/12):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than October 22, 2012 for consideration at the
Commission’s November 15, 2012 public hearing.
Staff (10/22/12):
To date, no new information has been received.
Planning Commission Meeting (11/15/12):
The applicant accepted the recommendation. There was no opposition present.
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.
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The Board of Supervisors, on Wednesday, December 12, 2012 beginning at 6:30 p.m., will take
under consideration this request.
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Textual Statement
October 25, 2012
Development of the property shall be generally as shown on Exhibit C dated 10/22/12 and shall
comply with the following requirements:
A.Height: The maximum height of the above ground water storage tank and
communications tower use shall be 165 feet.
B.Buffers:Buffers shall be provided as outlined below.All buffers shall comply
with the Zoning Ordinance requirements for buffers less than fifty (50) feet in
width.
1.Eastern property line–A thirty (30)footbuffershall be provided along
the eastern property line measured from the western edge of the twenty
(20)foot relocated AT&T easement; however such buffer shall not be
required for the southernmost 100 feet along the eastern property line
measured north along the eastern property line from its intersection with
the southern property lineas shown on Exhibit C as Buffer A.
2.Northern property line –A variable width buffer shall be provided along
the northern property line. This buffer shall have a minimum width of
twenty (20) feet,20 foot adjacent to the western property lineand shall
increaseto a minimum width of ninety (90)feet adjacent to the western
edge of the twenty (20) foot relocated AT&T easement, as shown on
Exhibit C as Buffer B.
3.Western property line –A twenty (20)footbuffer shall be provided along
the western property line. Such buffer shall not be required for the
southernmost seventy 70 feet along the western property line measured
north along the western property line from its intersection withthe
southern property line, as shown on Exhibit C as Buffer C.
4.Southern property line –During the planting season immediately
following completion of the water tank and associated water lines, a
twenty (20)footbuffer shall be provided along the southern property
boundary. Such buffer shall not be required across the easternmost
seventy-five (75) feet along the southern property boundary in order to
accommodate the permanent waterline, access easement and the twenty
(20) foot relocated AT&T easementas shown on Exhibit C as Buffer D.
C.Setbacks:The required setbacks for the water tank,any other structures and
parking shall be asfollows:
Front and rear yards–Minimum of eighty (80) feet
Right side yard(measured from the eastern property line)–Minimum of
eighty (80) feet
Left side yard(measured from the western property line) –Minimum of
fifty (50) feet
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