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92SN0137Marah-~;-~99R-SPS April 22, 1992 BS REQUEST ANALYSIS AND RECOMMENDATION 92SN0137 Chesterfield County Planning Commission Midlothian Magisterial District Off the southwest terminus of St. Stephens Way REQUEST: Conditional Use to permit an aboveground utility structure in Agricultural (A) and Residential (R-25) Districts. PROPOSED LAND USE: A wastewater pumping station for the Jam~s River trunk sewer line is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO T~E CONDITIONS ON PAGES ~ AND 2. STAFF RECOMMENDATION Recommend approval for the following reasons: me The Upper Swift Creek Plan designates the property for residential use (1.00 units per acre or less) and for conservation: passive recreation use along the Michaux Creek 100 year floodplain. The proposed wastewater pumping station is part of the Jamms River T~,nk sewer line which will serve anticipated ar~a residential, dmvelopmmmt. Be The recommended conditions ensure that the proposed facility will be compatible with future area residential and recreational uses. (NOTE: CONDITIONS MAY BE IMPOSED OR ~ PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGR~ b-PON BY BOTM STAFF AND THE COMMISSION. CONDITIONS WIT5 ONLY A "STAFF" ARE RECOMMENDED SOL~ BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOM~fENDED BY TH~ PLANNING COMMISSION.) CONDITIONS (STA /CPC) 1. Development shall comply with the requirements of the Zoning Ordinance (Chapter 21.1) Article 6, Divisions 1 and 2 for uses adjacent to residentially zoned property. (P) (NOTE: Imposition of this condition will require that all off-site utility lines, such as electric power lines, which serve the proposed wastewater pumping station exclusively, be installed underground.) (STAr /CPC) In addition to the architectural requiremmnts of the Emerging Growth Districts, the wastewater pumping station structure shall have an architectural style similar to the elevations submitted with the application. (P) (STAFF/CPC) Chain-link type security fences shall be permitted on the site until such time that adjacent property is developed for residential use, at which time the chain-l{nk fence shall be removed. Decorative fencing, compatible with residential development shall be per~tted. The type of fencing shall be approved by the Planning Department. (P) (NOTE: This condition would not preclude the use of decorative fencing with initial constr~ction of facilities.) (STAFF/CPC) In conjunction with site plan review, a plan for controlling dust from vehicles traveling along the access road sbm]] be submitted to the Planning Department for approval. (P) (STA /CPC) At s~ch time as requested by the Planning Department, a pedestrian access right of way shall be recorded within the buffers for public access to Michaux Creek. The exact location and width of the right of way shall be approved by the Planning Depar~m-nt and the Department of Parks and Recreation. (P) (STAFF/CPC) Buffers shall be provided around the perimmter of the proposed wastewatar pumping station in accordmnce with the buffers depicted on the site plan dated October 1991 and submitted with the application. These buffers shall conform to the requirements of the Zoning Ordinance, Sections 21.1-226 ~zough 2~.1-228 (a) (1). (P) GENERAL INFORMATION Location: Off the southwest terminus of St. Stephens Way. Tax Map 1-13 (1) Part of Parcels 9 and 18; Tax Map 1-13 (11) Salisbury Hills, Section 2, Part of Lots 5 and 6; Tax Map 6 (1) Part of Parcel 27 (Sheets 2 and 4). Existing Zoning: A and R-25 Size: 2.9 acres 92SN0137/PC/APR22Q Existin~ Land Use: Single family residential or vacant Adjacent Zonin~ & Land Use: North - A, R-25 and Powhatan County; Single family residential or vacant South - A and R-25; Single fmm{ly residential or vacant East - A, R-25 and R-40; Single fmm~ly residential or vacant West - Powhatan County PUBLIC FACILITIES Utilities: Public Water System Size/Location of Lines Public water is not available to the request site. Private Wells Use of a private well must be approved by the Health Depa~nt. Public Wastewater System Size/Location of Lines The pump station will discharge via a 20" force main into a gravity trunk sewer, approximately 6,400 feet northeast of the request site. Ordinance Requirements Use of the County wastewater system is required for any individual structure for which a building permit has been obtained after November 26, 1986 the effective date of this Article and which is within two hundred (200) feet of a gravity wastewater service (Chapter 20, A~ticle III, 20-63). Pump station will contain lavatory and toilet facilities. Drainage and Erosion: The site is located adjacent to Michaux Creek. In accordance with the Chesapeake Bay Preservation Act, there is a 100 foot Resource Protection Area (RPA) running contiguous to the wetlands adjacent to Michaux Creek. The RPA is designed to mitigate the impact of development upon quality and adjacent wetlands. The proposed site encroaches into the RPA; however, the James River trunk sewer line and associated facilities, such as the proposed wastewater pumping station, are exempt from Chesapeake Bay Preservation Act regulations provided that, to the degree possible, such facilities are located outside the RPA, land disturbance is minimized and 3 92SN0137/PC/APR22Q all other applicable Federal, State and local regulations are met. Environmental Engineering has determined that the proposed facility, as designed, will disturb the P~PA to the least degree possible. Fire Service: Bon Air Fire Station, Company #5. County water flows and fire hydrants must be provided for fire protection purposes in compliance with nationally recognized standards (i.e., National Fire Protection Association and Insurance Services Office). The proposed land use will not generate additional need for fire protection purposes. Transportation: This use will have a minimal impact on the existing transportation network. LAND USE General Plan: Lies within the boundaries of the Upper Swift Creek Pla~., which designates the property for low density residential use (1.00 units per acre or less) and conservation: passive recreation use along the Michaux Creek 100 year floodplain. Area Development Trends: The wastewater pumping station site and surrounding area is zoned Agricultural (A) and is currently vacant. P~operty to the south and east, along the proposed access, is zoned residentially and is experiencing residential development. The proposed pump station will serve area residential growth. As indicated by the Plan, it is anticipated that the area surrounding the request property will ultimately be developed for residential uses. Further, the property abutting Michaux Creek off,rs an opportunity for passive recreational uses in the future. Site Design: The proposed wastewater pumping station consists of a structure and associated parking ar~a with access via an e~$nment to St. Stephens Way. Condition 1 would require developmmnt to conform to Emerging Growth standards, which address access, parking, landscaping, architectural treatment, setbacks, signs, utilities and screening of memhmnical equipment and load{nE are~. Further, imposition of Condition 1 will require that all off-site utility lines, such as electric power lines, which serve the proposed wastewater p,,mping station exclusively, be ~nmtalled underground. In this manner, the visual impact of the developmmnt, particularly along Michaux Creek, is minimized. In addition, landscaping would be required around the perimeter of the building and parking area. Condition 3 would require thmt any fencing utilized for security purposes be compatible with anticipated area residential development. In addition, Condition 4 would 92SN0137/PC/APR22Q require a plan for minimizing the potential nuisance from dust generated by vehicles along the access driveway, which is located in close proximity to existing and anticipated area residential developmmnt. It should be noted that, at such t~m- as developm-nt occurs on adjacent properties and public roads and stub roads are extended closer' to the wastewater pumping station site, alternative access to the station should be sought, thereby eliminating the need for the lengthy eas-m-~t to St. Stephens Way which is a part of this request. Architectural Treatmmnt: Condition 2 would require that the structure be s~m~lar to the elevations submitted with the application. Further, Condition 1 would require that in~provements comply with Emerging Growth standards relative to architectural treatment of the structure and screening of mechanical equipment. Specifically, no building exterior which wottld be visible to any agricultural district may consist of architectural materials ~n*erior in quality, appearance, or detail to any otb-r exterior of the smm- building. There is, however, nothing to preclude the use of different materials on different building exteriors, but rather, the use.of 4n*erior materials on sidms which face adjoining prope~-ty. No portion of a b~ilding constructed of unadorned concrete block or corrugated and/or sheet mmtal may be visible from any adjoining agricultural district. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Membm~ical equipment, whether ground-level or rooftop, must be shielded and screened fr~mpublic view and designed to be perceived as an integral part of the building'. Passive Recreation: As noted herein, the UDDer Swift Creek Plan designates the 100 yard floodplain for conservation: passive r~creation use. It is anticipated that as development occurs along Michaux Creek to the south, a system of pedestrian access trails will be encouraged along the creek. As part of this trail system, a right of way for pedestrian access should be recorded (Condition 5). It should be noted that Condition 6' will allow this right of way to be located within the required buffer. Buffers & ScreeninK: Given the potential for residential developmm-t within the vicinity of the wastewater pumping station site, consideration should be given to the impacts this facility could have on future development. Imposition of Condition 1 would require that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent property by a solid fence, wall, dense evergreen pla~tings or architectural feature, be separated from adjacent property by the principal building, and that such area not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, the wastewater pumping station must be designed and buildings oriented so that loading areas are screened from adjacent property. 5 92SN0137/PC/APR22Q Condition 6 would also require that the area between the proposed security fencing and property boundary be maintained as a buffer. This buffer would be landscaped in accordance with the Zoning Ordinance (Chapter 21.1). E~isting vegetation, having a caliper of eight (8) inches or greater, must be retained and can be credited towards required landscaping. Conclusions: The Upper Swift Creek Plan designates the property for residential use (1.00 units per acre or less) and for conservation: passive recreation use. The proposed wastewater pumping station is part of the Jmmm~ River Trunk sewer line serving anticipated area residential developm-nt. In addition, the recommended conditions ensure that the proposed facility is of a high quality and compatible with future area residential and recreational uses. Therefore, approval of this request is recnmm~ndmd. CASE HISTORY Staff (3/17/92): The County Attorney's Office requested that Condition 5 be modified to require a pedestrian access "right of way," as opposed to an easmm-nt. Planning Commission Meeting (3/17/92): The Commission found this facility to be in Substantial Accord with the Comprehensive Plan. The applicant's representative accepted the recommendation. A citizen who owns property at the terminus of St. Stephm~s Way and on which a portion of the access easemsnt which will serve this facility will be located was present. He questioned the impact that the easement would have on his property values and real estate taxes. The Commission suggested that he contact the County Real Estate Assessor, as well as a private appraiser, since they could not determine the impact on property values. On motion of Mr. Easter, seconded by Mr. Cunningham, the C~,m~ssion recommended approval of this request subject to the conditions on pages 1 and 2. AYES: Unanimous. The Board of Supervisors on Wednesday, April 22, 1992, beginning at 7:00 p.m., will take under consideration this request. 92SN0137/PC/APR22Q ~LISBURY POWHATAN COUNTY LD RIDGE /?-25 Z¢ HEAD ROSEMONT N R-25 18~2 ~ 4 · ! o/· · N !