06SN0294-June26July 26, 2006 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNO294
Meadowville, LLC
Bermuda Magisterial District
East and west lines of North Enon Church Road
REQUEST: Conditional Use to permit an above ground utility structure (wastewater pump
station) in a Residential (R- 12) District on five (5) acres of a 349 acre tract.
PROPOSED LAND USE:
A wastewater pump station to serve residential development in the Meadowville
Landing Subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed wastewater pump station will serve area residential development,
which is consistent with the recommendations of the Consolidated Eastern Area
Plan. With installation of the pump station, densities suggested by the Plan and
permitted by conditions of zoning can be achieved.
B. The recommended condition will insure that the residential appearance of the area
is maintained.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNERS) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
Providing a FIRST CHOICE community through excellence in public service
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE 'ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
raTA1 III KIN dtfl I, l
(STAFF/CPC) All mechanical equipment shall be enclosed by a masonry structure having a
residential appearance and design. Further, the perimeter of the building
shall be landscaped to create a residential appearance. The exact treatment
of the facility and landscaping shall be approved by the Planning
Department. (P)
GENERAL INFORMATION
Location:
East and west lines of North Enon Church Road, north of Meadowville Road. Tax ID 521-
662-Part of 4757.
Existing zonin :
R-12 with Conditional Use Planned Development
Size:
5.0 acres
Existing Land Use:
Vacant
Adjacent zoning_and Land Use:
North - James River
South - R-121 R-25 and I-2; Single family residential or vacant
East -A; Vacant
West - R-12 and 1-2; Single family residential or vacant
T TTTT ITIF C
This proposed un-manned wastewater pump station will serve a portion of Meadowville Landing
Subdivision, Phase 2. Use of the public water and wastewater systems is recommended to meet
the limited domestic and maintenance needs at the pump station. Upon completion and
acceptance by the county, the Utilities Department will operate the wastewater pump station on a
full-time basis.
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ENVIRONMENTAL
Drainage and Erasion:
The subject property is adjacent to the James River and drains directly into the James River.
Although sanitary sewer lines are permitted uses within the floodplain, the location of the
sewer lines and associated facilities such as pump stations need to maximize the distance to
the river as much as practical.
There are no known on- or off -site drainage or erosion problems other than flooding, and
none are expected after development.
Water Quality:
The James River is a perennial stream and, as such, is subject to a Resource Protection Area
(RPA) with the 100 year floodplain relatively high.
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed wastewater pump station and associated equipment will have a minimal
impact on these facilities.
1.AMT) TNP.
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests that the
portion of the property east of North Enon Church Road is appropriate for residential
development of 1.5 dwelling units per acre or less and the portion of the property west of
North Enan Church Road is appropriate for additional residential use of 1.5 dwelling units
per acre or less with provisions to ensure no adverse impact on future area industrial
development. Based upon those findings, residential zoning was granted on the property,
as discussed herein.
Area Development Trends:
Meadowville Landing Subdivision is being developed on the request property. A maximum
of five (5) acres is planned for use to accommodate the facility. The first phase of this
subdivision has been recorded.
Zoning Hista :
On March 10, 2004, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved the rezoning of a 348 acre tract to Residential (R- 12) with
3 06SNO294JULY26-BOS
Conditional Use Planned Development to permit recreational and limited commercial uses
(Case 045N0197). A single family residential subdivision limited to a maximum of 400
dwelling units was planned. Subsequently, the first phase of Meadowville Landing
Subdivision was recorded. The subject property was included as part of this 2004 case.
Architectural Treatment:
Any wastewater pump station constructed on the property should have a residential
appearance so as to be compatible with existing and future residential development
(Condition). Specifically, the structure should employ materials such as brick; have a
roofline similar to residential structures; and employ elements having the appearance of
residential windows and doors.
Landsca in :
Landscaping should be installed around the perimeter of the site so as to enhance the
residential appearance. (Condition)
CONCLUSION
The proposed wastewater pump station is planned to serve the Meadowville Landing
Subdivision. With installation of the pump station, densities suggested by the Plan and permitted
by conditions of zoning can be achieved. The recommended conditions will insure that the
appearance of the structure maintains the residential character of the area.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/20/06):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Gecker, the Commission recommended
approval subject to the Condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 26, 2006, beginning at 7:00 p.m., will take under
consideration this request.
4 06SNO294 JULY26--BOS
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