96SN0129
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Oeteber 17, 1995 CPC
Ne.ember 20, 1995 CPC
November 21, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
96SN0129
Commonwealth Gas Services, Inc.
Matoaca Magisterial District
Off the north line of Plantation Trace Place
REOUEST: 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
THE COMMISSION IS SCHEDULED TO CONSIDER THIS CASE ON NOVEMBER 20, 1995.
STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S ACTION AT THE BOARD'S
NOVEMBER 21, 1995, MEETING,
STAFF RECOMMENDA nON
Recommend 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
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(NOTES:
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 the propane gas storage tanks or other equipment. (FP)
PROFFERED CONDITIONS
(STAFF)
(STAFF)
Location:
I.
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) Pan of Parcel 3 (Sheet
29),
Existing Zoning:
A
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0,9 acres
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96SN0129/WP/NOV210
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Transportation:
This use will have riunimal 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 conservati~n 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 Design:
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 security 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 Subdivision. 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 propenies 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
Conditions 1 and 2), These proffers were submitted in an attempt to address the concerns
of area property owners.
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96SNOI29/WP/NOV21O
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Applicant (11/2/95):
To date, the applicant has not paid the $50.00 deferral fee nor has any new information
been received,
Staff (11/7/95):
The Commission is scheduled to consider this case on November 20, 1995. Staff will
advise the Board of the Commission's action at the Board's November 21, 1995, meeting.
Applicant (11/8/95):
The $50,00 deferral fee was paid,
The Board of Supervisors, on Tuesday, November 21, 1995, begiwting at 7:00 p,m" will take
under consideration this request.
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96SN0129/WP/NOV2l0
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