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96SN0129 ~~ ~ . . ~ ~ October 17, 1995 ere NO"v~cmbcr 20, 1995 ere No.,~cmbcr 21, 1995 DS No",;e!flbcr 28, 1995 ere December 13, 1995 BS REQUEST ANALYSIS AND RECOMMENDATION 96SN0129 Commonwealth Gas Services, Inc.. Matoaca Magisterial District Off the north line of Plantation Trace Place REQUEST: Conditional Use to permit above ground propane gas distribution facilities in an Agricultural (A) District~ PROPOSED LAND USE: A propane distribution facility consisting of above ground propane tanks within a fenced enclosure is proposed. This facility will be designed to provide gas service to existing and future residences in River Ridge Subdivision until such time that in-ground gas service is extended to the area. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 3 ~ STAFF RECOMMENDATION Reconunend approval for the following reasons: A.. The proposed propane gas distribution facility "is necessary to provide gas service to the surrounding neighborhood.. Specifically, until such time that permanent in- ground gas service can be extended to the area, the above ground facility ensures adequate gas service to residences in River Ridge Subdivision.. B. Similar facilities have been built in proximity to single family residences within other subdivisions with no apparent adverse impact.. c ~ While such facilities may be necessary to serve area residences, they should be located as far as practical from existing residences and from high visibility areas such as entrances to neighborhoods or along major subdivision roads, and on property of sufficient size and configuration to provide adequate separation and screening from future residences, neighborhood entrances and major subdivision roads ~ The request property, which is located at the terminus of a stub road in River Ridge Subdivision, conforms to the recommended criteria for location. D. The recommended conditions insure that facilities are adequately screened from future area residences and frre safety issues are addressed ~ (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION ~ CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF~ CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITIONS (ST AFF/CPC) (ST AFF /CPC) (ST AFF/CPC) >:~ , 1~ All mechanical equipment shall be enclosed by a minimum six (6) foot high fence, designed to preclude trespassing. (P) 2~ Vehicular access shall be provided via a single driveway ~ This driveway shall be designed to provide off-street parking for all vehicles servicing the propane facilities. This driveway shall be graveled or paved and maintained to minimize dust or tracking problems and to provide ease of ingress and egress. Parking areas shall be located a minimum of fifty (50) feet from the southern property boundary ~ (P) 3. With the exception of landscaping and a single access driveway, improvements shall be set back a minimum of fifty (50) feet from property boundaries and from a future extension of Spencer Ridge Way. Within this setback, existing vegetation shall be preserved unless removal is approved by the Planning Department~ Existing vegetation shall be supplemented where necessary with additional landscaping to minimize the view of the fenced enclosure and equipment from adjacent properties~ A landscaping plan depicting these requirements shall be submitted to the Planning Department for approval. (P) 2 96SN0129IWP/DEC13G . . ". .~ (STAFF/CPC) (ST AFF/CPC) . e 4. With the exception of grass, which may be planted outside the fenced enclosure, there shall be no vegetative material permitted within ten (10) feet of the fenced enclosure.. (FP) (N OTES: A.. The requirements of this condition may be accommodated within the required setback. B" Tree branches that encroach into the airspace above the ten (10) foot perimeter must be cut back to meet the requirements of this condition~) 5. The area within the fence enclosure shall be graveled and maintained so as to preclude the potential for grass, brush or other vegetation from growing around th~ propane gas storage tanks or other equipment. (FP) PROFFERED CONDITIONS (ST AFF/CPC) (ST AFF/CPC) Location: 1. Within the Spencer Ridge Way right of way, a minimum fifteen (15) foot wide driveway shall be constructed from Plantation Trace Place to the facility. This driveway shall be designed for adequate drainage, as determined by the Environmental Engineering Department at the time of site plan review and approval ~ This driveway shall be constructed with a minimum of six (6) inches of no~ 21 or no. 21A stone~ The remainder of the right of way shall be maintained to preclude growth in excess of eighteen (18) inches~ 2. There shall be no burning of brush, trees, debris, or any other matter on the proposed gas facility site before, during or after construction of the facility" . GENERAL INFORMATION Off the north line of Plantation Trace Place. Tax Map 109-10 (1) Part of Parcel 3 (Sheet 29)~ Existing Zonirw: A 3 96SN0129/WP/DEC 13G ~: 0.9 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North, East and West - A; Vacant South - R-25; Single family residential PUBLIC FACILITIES Utilities: This use will have no impact on the public water and wastewater systems. Fire flow requirements are established and coordinated through Fire Administration~ The nearest existing fife hydrant is located approximately 250 feet south of the request site on Plantation Trace Place. Environmental: '- Drainage and Erosion Drains to tributaries of Winterpock Creek and eventually to the Appomattox River. No existing or anticipated on- or off-site drainage or erosion problems. Off-site drainage easements and improvements may be necessary depending on the amount of increased stormwater runoff generated by the proposed facilities. Fire Service: Clover Hill Fire Station, Company #7 ~ The tank and pipe installation are regulated by the State Corporation Commission and must conform to applicable State Codes.. The facility should be designed to insure that it is isolated from vegetative areas, thereby minimizing .flfe risks (Conditions 4 and 5). At time of site plan review, additional recommendations may be made to further address fITe safety. Depending on present locations, fire hydrants may be required~ Adequate water flows must be provided for fire protection~ 4 96SN0129/WP/DEC 13G ., . . tI 7" . . Building Inspections: The tank and pipe installation are regulated by the State Corporation Commission. Any building or electrical power installation would be regulated by the Virginia Uniform Statewide Building Code. Prior to the installation of any building or electrical power, a building permit must be obtained from Building Inspections ~ ' TransportatioIl: This use will have minimal impact on the existing transportation network.. LAND USE General Plan: Lies within the boundaries of the Southern and Western Area Plan which designates the request property and surrounding area for rural conservation uses. Area Development Trends: Area development is characterized by single family residences to the south, in River Ridge Subdivision, and by vacant land to the north, east and west. Site Desiin: The applicant's plan depicts a facility consisting of propane tanks lying on the ground in rows, above ground propane collection lines and a pressure regulator between the above ground propane collection lines and in-ground propane distribution lines. These facilities would be surrounded by a ~ecurity fence which would be enclosed by a solid board screening fence secured by a locked gate.. Underground distribution lines will carry propane gas from the tanks to area residences.. The request property is located at the end of an unimproved stub road (Spencer Ridge Way) and adjacent to lots in River Ridge SubdivisionA Given the potential for the future extension of Spencer Ridge Way and the existence of residential lots on adjacent property to the south, all mechanical equipment, driveways, security fencing and screening fencing associated with the propane distribution operation should be set back from the future possible extension of Spencer Ridge Way and adjacent properties so as to minimize the visual impact of facilities. (Conditions 2 and 3) In addition, the applicant has proffered access and drainage improvements within Spencer Ridge Way right of way, has agreed to maintain the right of way to preclude growth in excess of eighteen (18) inches and has agreed to prohibit on-site burning (proffered 5 96SN0129/WP/DEC 13G Conditions 1 and 2)~. These proffers were submitted in an attempt to address the concerns of area property owners. .Buffers and Screenin~: Within required setbacks, existing vegetation should be preserved and supplemented where necessary, with additional landscaping to minimize the views of improvements from future roads and area residences. (Condition 3) Conclusions : The proposed above ground propane gas distribution facility is necessary to provide gas service to the surrounding neighborhood and future planned homes until such time that permanent in-ground gas service can be extended to the area. In addition, similar facilities have been built in proximity to single family residences within other subdivisions and have had no apparent adverse impact on the neighborhood~ While such facilities may be necessary to serve area residences, they should be located as far as practical from existing residences and from high visibility areas such as entrances to neighborhoods or along major subdivision roads. Further, property should be of sufficient size and configuration to provide adequate separation and screening from future residences, neighborhood entrances and major subdivision roads. The request property, which is located adjacent to River Ridge Subdivision, generally conforms to the recommended criteria for location. Further, the recommended conditions which are similar to conditions imposed on other such facilities in other neighborhoods, insure that facilities are adequately secured and screened from future area residences ~ Given these considerations, approval of this request is recommended. CASE HISTORY "\ Planning Commission Meeting (10/17/95): At the request of the applicant, the Corrunission deferred this case for thirty (30) days ~ Staff (10/18/95): The applicant was advised in writing that any significant new or revised information should be submitted no later than October 23, 1995, for consideration at the Commission's 6 96SN0129/WP/DEC 13G . . IlL . . November 20, 1995, public hearing~ Also, the applicant was advised that a $50.00 deferral fee must be~paid prior to the Commission's November public hearing" Applicant (11/8/95): The $50.00 deferral fee was paid. Planning Commission Meeting (11/20/95): On their own motion, the Commission deferred this case to November 28, 1995~ Board of Supervisors' Meeting (11/21/95): The Board deferred this case to December 13, 1995, pending the Planning Commission's recommendation. Planning Commission Meeting (11/28/95): The applicant accepted the recommendation. There was no opposition present~ There was 'a general discussion regarding measures to preclude the general public from trespassing along Spencer - Ridge Way.. Mr ~ Marsh requested that staff instruct the County's Right of Way Department to include a provision in the License Agreement for use of Spencer Ridge Way between the applicant and the County requiring installation of a barricade to discourage trespassing. On motion of Mr ~ Marsh, seconded by Mr. Gulley, the Commission recommended approval of this request, subject to the conditions on pages 2 and 3 and acceptance of the proffered conditions on page 3. AYES: Unanimous~ Further, the Commission found the use to be in substantial accord with the Comprehensive Plan. The Board of Supervisors, on Wednesday, December 13,1995, beginning at 7:00 p~m., will take under consideration this request. 7 96SN0129/WP/DEC13G ."" .JJI . . J t N I t'Af6 RI .... p .... tt \.~ . I ~ \R ~ - ~ oN $ ~ i I' ~\ .Q:J UJ ~ I ... -- , tJ} <::) \\ ~ 0 ...' ~ '-1 .N l ........ l 'l) ,- /" i .! ~. -. ~ I I I ~ .~ 9r;.,SNOI2. q-l