92SN0107
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F~bruary-i8;-i99~-€pe
March 25) 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
92SN0107
Virginia llec:tric anci Power Company
Bermuda Magisteria~ District
Off the east. line of North. En,an Church,. Road
REQUEST .:
Conditional. Use to permi.t exp.ansion of an existing' elec.tric. power
substation in an Agricultural (A) District.
PROPOSED LAND USE:
Expansion of existing subs.tation facilities., located west of the
request site along Enon. Church Roa~., is planned.
PLANNING COMMISSION REC~A.TION
RECOMMEND APPRQV AL SUBJECT TO CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the foll.owing reasons:
A. With provision of adequate buffers.,. the proposed. electric substation
expansion generally conforms t.O the Eastern Area Land Use and
Transportation Plan which desig;t::lTt:'q the property far light industr.i.al
use.
B.. The propos.ed substation expansion. will address the elec.tric se.rvice
needs of existing. and an,ticipated. area resident.i..al and industrial
development in this portion of the County ~
c~ The recommended conditions will minimize the impact on existing. and
anticipated area residentiaL and light industrial development.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CEe" 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 ~DITIONAL CONDI.TIONS RECOMMENDED BY THE.
PLANNING COMMISSION. CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER CONDITIONS.)
CONDITIONS
(sTAFFlcpc)
1.
A security-type fence shall be installed ~round Lhe proposed
substation and shall ~e designed to precl1J.J.e trespassing.
"r'he. exact height .3.Ild '1esign of the fence sha:l 4)e 3.pproved
(STAFF)
Cepe)
Location:
by the Planning Department at the time of site plan review:
(p)
2.
Except whe.re adj acent to the ex,isting subs.tation located on
Parcel 22, Tax Map 135-4 (1), a minimum seventy-five (75)
foot buffer shall be main.tained between the. security fence
and the p'roperty boundaries to This buf.fe.r shall comply wi t.h
the requirements of the Zoning. O!:n;n;lnee.., S.ections ll..1-226.,
21.1-227 and 21.1-228. (p)
2.
Except where adj acent to the existing substation loc.a.te.ci on
Parcel 22, Tax Map 135-4 (1), a minimum seventy-five (75)
foot buffer shall be maintained. between the. security fence
and the north, east and west property boundax:ies. A. minimum
forty ( 40) foot buffer shall be maintained between the,
secur.i ty f.ence.. and the sou1:he.m property boun.d.aJ::y. Except
as noted herein, landscaping shall be accamp 1 ; ~bed wi thin
these buffers in accordance with the buffering and,
landscaping plan' submitted on February- 18., 1992. Within
those portions. of the buffer located in the existing
V irg.ini.a Power easement.,. phot-.; ni :;t ~ shal~ be substituted- f.or
wax myrtles. (CPC)
GENERAL INFORMATION
Lies off the east line of North Roan Church Road, south of Be:r::mada. Hnndred:
Road. Tax Map 135-4 (1) Parcel 37 (Sheet 42).
Existin$; ZoninJt;
A
Size:
3.31 acres
Existing Land, Use~
Vacant
Adjacent ZoninR & Land. Use:
North - A; Vacant
South - A; Vacant
East A; Vacant.
West - A; PublicI semi -publ.ic (church)
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92SNO1 07/PC/MAR25.1
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PUBLIC FACILITIES.
Utilities:
Since there are no permanent personnel assigned to the proposed facility,
use of the public water and wastewater systems far domestic. purposes is. not
required. Therefore,. the proposed substation expansion. will have.. no impact
on the existing public systems.
Draina~e and. Erasion.:.
PI:operty drains southeast and ultim;l1-~ly to Johnson Creek via. tributaries...
No existing or 'anticipated. on- or off-site drainage. or erosion problems..
Of f - site easements. and/ or drainage. improvements may. be necessary to control..
runoff- from.. this de-velopment.
Fire Service:
Enon Fire Station, C~any' #6. The proposed substation. expansion will not
generate additional. need for fire protec.tion services.
Transporta.tion~
The proposed substation expansion will have a. min;m;:l) impact upon. the
existing transportation network...
LAND USE-
General Plan:
Lies within the boundaries of tha E.a.s.te.nt. Area. Land. Use. and.. Transport.a:t:ion.
Pl.an. which designa.te.s. the property for light indus1:ri..a... use.
Area De"elol)1n2llt Trends.:
Prope.rties along this. portion of North Enon Cbnrch. Road are charact.erize.d
by a mix of resid~ agricnl.t:nra.L and. publici semi -public land uses. As
previously: noted,. the GeneI:al Plan., proposes light indus.tria.l.. uses ::11 nne
this portion of &non Church Road. It. is anticipated that the area. will
undergo a transition from:. its cu.n:ent agri~tn:ral and. residential.. uses to
light industJ:ia1. uses...
Site Design:.
The plan submitted. with the application depicts the proposed substation
expansion beneath~ or adjacent tOt an existing nigh. tension tr;ln~ission
line... The transmission line is being upgraded to 230 J:V. Access to North
Enon Church Road, is proposed through an existing substation site located to
the west. With this expansion, dle existing substation ~Nould be redesigned
t.O ,accommodate this access. The. .recommended conditions would require
security fencing around the substation iacilities [0 preclude Lrespassing.
( Condition 1 )
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92SNOI07/PC/MAR251
Buffers & Screen.ing:
As previously noted, the area is designated for li.ght industrial use. Such
uses must be conducted indoors and outside storage is prohibited- Further,
the area is currently characterized by agricultural, res'idenrial and
publi,cl semi -public uses. Given the. existing and an tic. ipa:ted , area,
development t and the more intense nat'U1:e. of the. proposed use ,. bufIers
should be provided to protect both existing and future area development..
The recommended buffer condition is similar to the screening requirements
for other above-ground utility facilities s;m; 1 ~T"ly situated neax light
industrial and. res.idential uses (Condition. 2). It should. be noted that. the
Planning Cnmm;~~;on. may modily this buffer requirement at the. time of site
plan review if it is determined that adequate buffeLing can be provided. in.
a lesser width. It should be noted that this buffer may necessitate
redeSign. of the proposed facilities.
Conc.lusions.:
With provision of adequate buffers., the proposed electri.c substat:..ion
expansion generally conforms to the Eastern. Area. Land. Use and
Transportation Plan . which dp~; en~rp~ the property for light i.ndu.sb:ial use-.
Further, the expansion wi.ll address the electri.c service needs of existing
and anticipated. res; rleutial. and indus1:l::ial- development in, this'. portion of
the County. In. addition., the re~nmm~nnpn conditions will m; n i m; 7.'p the
impact on existing and anticipated a..re.a residential and light industrial
development.
As noted. herein.. the recnmmpnnp:d. buf.fer condition is. simi 1 ==t-r to the.
screening requirements for similarly situated uses (Condition 2). As noted
herein, the proposed substati.on is loca.1:e.d. in close.. proximity to an
ex.istin~ church and. single fa.m.ily residences. along North. Enan Church. Road...
The Eastern Area. Plan. suggests light industrial development. east of Enon
Church Road.. In additiont the adopted Me.ad.owville. Plan,. which inr"'111npc:
properties west of North Enon Church Road, suggests maintaining resident:ial.
development until such time that a. sufficient nmnher of parcels~ are
aggregated at which time a mix of offi.ce.., commercial and li&ht- industT; ::t1
developmenL may be appropriate.
Gi ven the existing res idential~ publici semi-public and agricultu.ral natnre.
of existing area land. uses, coupled. with the antic.ipated transi.tion to
~ight industrial uses.~ the. proposed substation should be adeqna:t..e1.y
buffered from snrround-ing properties. Without pro.per buffering, it could.
be anticipated that othe.rs may seek more intense zanings and.. land. uses than
suggested. by the Plan..
CASE HISTORY
Planning Commission Meeting (2/18/92):
The applicant diet not accept staff.' s rec.ommendationJ but did accept the.
Commiss ion I s recommendation.
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92SN0107/PC/MAR25I
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There was no opposition present.
Mr. Cunningham indicated. that he had met with the applicant' s
representative on several occasions regarding stafr1 s recntT1lllPr(ded buf-fer
condi tion. He indica1:.e.d that he was in a position to recOIDIIlE!I1cL a forty
( 40) foot buffer' along the southern property line and a specific
landscaping. reqWIement in the. buff.ers.. in lieu of staff' g. 1:eCo~nrlPd
Condition 2.
On motion of M..:r:. Cunningham.. seconded by Mr. Easter.,. the. Cnmm; !=;~i an
recommended approval of this. request subject to' the. conditions on pages 1
and 2.
AYES: Un~nimnus..
It should be noted that the Planning' Corrmissian fonnd the proposed
sub-station to. be in Substanti.a.L A..c.corci with the Comprehensive Elan..
The Board of Supervisors on Wednes.day, March 25, 1992,. beginning at 7 :00 p..m.:t
wil~ take under consideration, this. reques.t..
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92SNOI07/PC/MAR251
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