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HomeMy WebLinkAboutSP202100016 Staff Report 2022-11-02COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: SP202100016 CVEC Cash's Corner Substation SU BJ ECT/PROPOSAL/REQU EST: Proposed special use permit for energy and communications transmission facilities under County Code § 18-10.2.2(6), on a 1-acre parcel. No dwelling units proposed. SCHOOL DISTRICTS: Stone -Robinson Elementary, Burley Middle, Monticello High School AGENDA DATE: April 6, 2022 STAFF CONTACT(S): Filardo, Rapp, Ragsdale, Clark PRESENTER (S): Scott Clark, Senior Planner II BACKGROUND: At its meeting on February 15, 2022, the Planning Commission voted 6:0 to recommend approval of SP202100016, with the condition recommended by staff and stated in the staff report. The Planning Commission staff report, action letter, and minutes are attached (Attachments A, B, and C). DISCUSSION: The Planning Commission raised no objections to SP202100016. No members of the public spoke at the public hearing on this proposal. The County Attorney's Office has prepared the attached Resolution to approve the special use permit. RECOMMENDATIONS: Staff recommends that the Board adopt the attached Resolution (Attachment D) to approve SP202100016, subject to the condition contained therein. ATTACHMENTS A — Planning Commission Staff Report Al — Location Map A2 — Aerial View A3 — Application Narrative A4 — Conceptual Plan B — Planning Commission Action Letter C — Draft Meeting Minutes from 2/15/2022 PC Public Hearing D — Resolution to Approve SP202100016 COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Proposal: SP202100016 CVEC Cash's Comer Staff: Scott Clark, Senior Planner II Substation Planning Commission Public Hearing: Board of Supervisors Hearing: February 15, 2022 TBA Owner: Central Virginia Electric Cooperative holds a Applicant: Central Virginia Electric Cooperative utility easement over the parcels listed below Acreage: 1 acre Special Use Permit for: Energy and communications transmission facilities under Section 10.2.2(6) of the Zoning Ordinance, on a 1-acre parcel. No dwelling units proposed. TMPs: 05000-00-00-045CO Zoningfby-right use: RA Rural Area, which allows Location: Approximately 1,850 feet north-west of agricultural, forestal, and fishery uses, residential Gordonsville Road (Route 231), from a point on density (0.5 unittacre in development lots) Gordonsville Road approximately 0.4 miles north of the intersection of Gordonsville Road and Lindsay Road. Magisterial District: Rivanna Conditions: Yes EC: No School Districts: Stone -Robinson Elementary — Burley Middle — Monticello High School Proposal: Upgrade an existing electrical substation by Requested # of Dwelling Units: n/a expanding the equipment pad and adding equipment for 25 kilovolt distribution. DA: n/a RA: Yes Comp. Plan Designation: Rural Area— preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources, residential (0.5 unit/ acre in develo ment lots). Character of Property: The site is partially developed Use of Surrounding Properties: Surrounding for electrical transmission equipment, and partially properties are mostly open grazing land. unbuilt, with grass and a few trees. Factors Favorable: Factors Unfavorable: 1. The proposed upgrade meets the utility's need for None. upgrading electricity distribution without creating significant new impacts on the Rural Area. RECOMMENDATIONS: Staff recommends approval of SP202100016 CVEC Cash's Comer Substation with conditions. SP202100016 CVEC Cash's Corner Substation Planning Commission February 15, 2022 Page 1 of 5 STAFF CONTACT: Scott Clark PLANNING COMMISSION: February 15, 2022 BOARD OF SUPERVISORS: TBA PETITION PROJECT: SP202100016 CVEC Cash's Corner Substation MAGISTERIAL DISTRICT(S): Rivanna TAX MAP/PARCEL(S): 05000-00-00-045C0 LOCATION: Approximately 1,850 feet north-west of Gordonsville Road (Route 231), from a point on Gordonsville Road approximately 0.4 miles north of the intersection of Gordonsville Road and Lindsay Road. PROPOSAL: Upgrade an existing electrical substation by expanding the equipment pad and adding equipment for 25 kilovolt distribution. PETITION: Energy and communications transmission facilities under Section 10.2.2(6) of the Zoning Ordinance, on 1-acre parcel. No dwelling units proposed. ZONING: RA Rural Area, which allows agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots) ENTRANCE CORRIDOR: No COMPREHENSIVE PLAN: Rural Area — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots). CHARACTER OF SURROUNDING AREA The surrounding area is largely made up of large farms and large residential parcels. PLANNING AND ZONING HISTORY SP201800014: This special use permit, approved by the Board of Supervisors on March 6, 2019, permitted an upgrade of the existing wooden poles carrying the power transmission lines to this substation with new metal poles. DETAILS OF THE PROPOSAL The application (see Attachment C) states that the existing substation, which was built 1963 (and thus predates the Zoning Ordinance), currently steps down power from the transmission lines to 12 kilovolts (kV) for local distribution. Due to a request from a customer planning increased load, the 12 kV output needs to be replaced with 25kV service. The equipment for this change will require that the footprint of the existing substation expand approximately 63 feet southward, into a portion of the 1-acre site that currently has grass and a few trees. This is a 13,104 square foot increase and the total site area will be approximately 35,300 square feet. As the existing substation predates the Zoning Ordinance requirement for a special use permit for utility transmission facilities, it is an existing non -conforming use. Expansion of an existing non -conforming use requires that the site come into compliance with the Zoning Ordinance through approval of a special use permit before changes can be made. A virtual community meeting was held on December 22, 2021. No significant concerns or objections were expressed. A video recording of the community meeting can be found by clicking HERE. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST This special use permit, and all special use permits, are evaluated for compliance with the provisions of Chapter 18, Section 33.40b of the Code of Albemarle. Each provision of that section is addressed below. The provisions of the ordinance are in bold font and underlined. SP202100016 CVEC Cash's Corner Substation Planning Commission February 15, 2022 Page 2 of 5 No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. The replacement of equipment within an existing substation is not expected to cause a substantial detriment. Construction impacts will be limited and temporary, and contained within the 1-acre site. As part of a previous project that increased the overhead -line easement (0.106 acres, with no poles) over the adjacent parcel on the south side of the station (IMP 50-45, which is under a conservation easement held by the Virginia Outdoors Foundation and the County), the applicants planted a tree buffer on the easement property, near the south side of the substation (see images in Attachment 3). This buffer and the significant distance from the nearest public road (over 1,800 feet) mean that visibility of the station upgrades would be minimal. Staff opinion is that the proposed use would not be a substantial detriment to adjacent parcels. Character of the nearby area is unchanged Whether the character of the adjacent parcels and the nearby area will be changed by the proposed special use. This site and the adjacent small parcel are already developed as utility substations. Replacing equipment and increasing this substation's footprint will not change the character of the extensive surrounding farmland. Harmony. Whether the proposed special use will be in harmony with the purpose and intent of this chapter, Section 1.4(D) of the Zoning Ordinance states that one of the purposes of the Ordinance is to: "Facilitate providing adequate police and fire protection, disaster evacuation, civil defense, transportation, water, sewerage, flood protection, schools, parks, forests, playgrounds, recreational facilities, airports and other public requirements;" The existing substation provides electrical distribution to uses throughout the surrounding area, and would continue to so with limited impacts after the proposed upgrade. The property to the northeast of the substation (IMP 50-47) is included in the Blue Run Agricultural/Forestal District. However, as the proposed use is an upgrade to an existing utility facility that predates the District, no impact on the District is expected. Harmony, ...with the uses permitted by right in the district Public utilities are in harmony with and supportive of agricultural and residential uses in the district. Harmony....with the regulations provided in section 5 as applicable, 5.1.12 PUBLIC UTILITY STRUCTURESMSES a. The proposed use at the location selected will not endanger the health and safety of workers andlor residents in the community and will not impair or prove detrimental to neighboring properties or the development of same; The proposal upgrades an existing utility facility used by the surrounding area. Upgrading equipment and increasing the footprint within the 1-acre site will not significantly change the surrounding areas. SP202100016 CVEC Cash's Corner Substation Planning Commission February 15, 2022 Page 3 of 5 b. Public utility buildings and structures in any residential zone shall, wherever practical, have the exterior appearance of residential buildings and shall have landscaping, screen planting and/or fencing, whenever these are deemed necessary by the commission; In addition, trespass fencing and other safety measures may be required as deemed necessary to reasonably protect the public welfare; In cases of earth -disturbing activity, immediate erosion control and reseeding shall be required to the satisfaction of the zoning administrator; The site is fenced, and will continue to be fenced after the expansion of the substation footprint. c. Such structures as towers, transmission lines, transformers, etc., which are abandoned, damaged or otherwise in a state of disrepair, which in the opinion of the zoning administrator pose a hazard to the public safety, shall be repaired/removed to the satisfaction of the zoning administrator within a reasonable time prescribed by the zoning administrator; Older equipment will be removed as part of the replacement process. d. In approval of a public utility use, the commission shall be mindful of the desirability of use by more than one utility company of such features as utility easements and river crossings, particularly in areas of historic, visual or scenic value, and it shall, insofar as practical, condition such approvals so as to minimize the proliferation of such easements or crossings, as described by the comprehensive plan. No new uses are proposed — only the upgrading of equipment within the existing substation. Harmony....and with the public health, safety and general welfare. Upgrading equipment within the substation does not introduce new safety issues. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. The Rural Area chapter of the Comprehensive Plan includes goals for protecting agricultural and forestal economies, as well as natural resources. Impacts of the proposed upgrade would be limited to the existing 1-acre utility property, and would not prevent agricultural use of the surrounding areas. Staff feels that the proposal does not conflict with the Comprehensive Plan. SUMMARY Staff has identified the following factors favorable to this proposal: 1. The proposed upgrade meets the utility's need for upgrading electricity distribution without creating significant new impacts on the Rural Area. Staff has identified no unfavorable factors for this proposal. SP202100016 CVEC Cash's Corner Substation Planning Commission February 15, 2022 Page 4 of 5 RECOMMENDED ACTION for SP Based on the findings contained in this staff report, staff recommends approval of SP202100016 CVEC Cash's Corner Substation with the following condition: 1. Development of the use must be in general accord (as determined by the Director of Community Development, or the Director's designee) with the conceptual plan entitled "115kV Substation — Cash's Corner LS Rebuild," prepared by Booth & Associates, and last revised 10/15/2021. To be in general accord with the plan, development must reflect the location of developed substation pad shown in the plan. Minor modifications to the plan that do not conflict with that essential element may be made to ensure compliance with the Zoning Ordinance. ATTACHMENTS 1. Location Map 2. Aerial view of Existing Substation 3. Application Narrative 4. Conceptual Plan SP202100016 CVEC Cash's Corner Substation Planning Commission February 15, 2022 Page 5 of 5 Ylk4'� MV' , QO L,,• 1 p� >J L.k' ', .1 4 ��a, �f , •N :� It x. � !�! ♦, 3i , 1 SP202200016 A 0 500 1,000 2 ,0Feet Adjacent Dominion Substation Figure 1 Existing Cash's Corner Site and Entrance CENTRAL VIRGINIA ELECTRIC COOPERATIVE CASH'S CORNER SUBSTATION SPECIAL USE PERMIT — RESPONSES Project Proposal • Its public need or benefit The Substation was constructed in 1963 and consists of one 115 - 25112 W power transformer serving a 12 W lowside with two 12 W circuits. CVEC has received a request from a customer that will be increasing their load substantially. For CVEC to serve this load, the existing fence will need to be expanded approximately 54 feet on existing property currently owned by CVEC, and the lowside in the substation will need to be rebuilt and converted to 25 W Consistency with the Comprehensive Plan This rebuild project falls in line with the spirit of the Comprehensive Plan which discusses the future of the county zoning and planning efforts. Objective 10, Strategy IOa (ACP, 5-53) of the Comprehensive Plan ensures the "adequate provision of electricity... to support existing and anticipated development in the County through coordination with utility companies. " Strategy 10c states that "Electricity and telephone services are expected for most uses in the County's Rural Area" and this Central Virginia Electric upgrade will fulfill this expectation of the Comprehensive Plan. Vegetative buffers of staggered rows of Green Giant Arborvitae, 12' on center with barbed wire perimeter fence is currently in place per the attached site plan. The Green Giant Arborvitae is currently 5 — 6 feet tall. The surrounding area is rural and there will be no impacts to neighbors. Impacts on Public Facilities and Public Infrastructure Properties surrounding the substation site are rural with a mix of vacant, residential, farmland, hunting property, etc. The existing access drive will be utilized and no disruptions to traffic are anticipated. The majority of the work will take place Monday through Friday from 7: 00 am to 5: 00 pm. Some work may occur outside those hours as needed, such as to complete a phase of construction that would be impractical or dangerous to stop mid process, or in an effort to reduce impacts to customers, such as taking outages. Impacts on Environmental Features No impacts are expected from the proposed project due to the work being performed in an existing cleared, grassy parcel. There are no sensitive areas within the parcel and no watersheds will be impacted. Minimal grading, approximately 12, 000 square feet, is planned. One or more maps showing the proposed proiect's reeional context and existing natural and manmade physical conditions See Site Plan SP01 and SP02 A conceptual plan showing the existing and proposed facilities (towers/poles, lines, other related facilities) See Site Plan SP01 and SP02 1) Entrance, driveways, and parking See Site Plan SP01 and SP02 showing existing gravel drive and entrance 1) Building envelopes, (only if new structures or substation equipment are proposed) See Site Plan 2) Parking envelopes (only if new parking is proposed) Not applicable 3) Areas to be designated as conservation and/or preservation areas; (see note below about vegetation management) The Central Virginia parcel lies surrounded by a conservation easement as shown below. Central Virginia has a strong commitment to caring for the environment and will follow all regulations during their rebuild of the steel structures on the proposed substation area. 50-47A 50-47A 5n-47 Sa-w O y0 Conservation TM: 50 Easement 5045 50-a5 50-47B 50-478 50 45B om umxa 50 m.�w impro.<a 50 45B 8) Conceptual stormwater detention facility locations Not applicable 9) Conceptual grading (if any is proposed) Not applicable Other Special Studies or documentation, if applicable, and any other information identified as necessary by the county on the pre -application comment form. The conceptual plan should show all areas to be changed or upgraded, including the expanded pad, the altered fence line, and all existing and new equipment. If available, please include either elevations or vertical dimensions of the new equipment. See Site Plan SP01 and SP02 • Please include ground -level images of the existing screening vegetation on the neighboring parcel. Figure 2 Screening on South Side d•. 11k. w I I ----- sip . • Please include images of the existing substation from the public road, and include a map showing the distance from the substation to the public road in the conceptual plan. Please note that distance of 1,930 feet from the Cash's Corner Substation gate to the public road. Also shown on Site Plan SP01. Figure 7Substation from Hwy 231 (Gordonsville Road) 100721 Figure 8 From Substation Looking Back towards Hwy 231 EXISTING VEPCO SUBSTAN: TAX MAP g50-45D VI RQ NIA \ ;FF LLLEECCr�TTRIIC.BAND POWER COMPANY 11�,.. 824. PC. 235 >�r EDGEWORTH FARMS LAKE 'I- EXISTING "CASH'S CORNER" SUBSTATION: TAX MAP q50-45C CENTRAL VIRGINIA ELECTRIC COOPERATIVE D.B. 389, PG, 501 SEE HWY.6 PLAT BOOK 3, PG, 54 LLL. yyyy TAX MAP No. 50-47y+ I N/F i!� f.R. COX c D.B. 1020, PG, 267 EXISTING 100' RIGHT OF WAY SEE D.B. 384;.PG, 501 EXISTING 30' RIGHT OF WAY SEE D.B. 389, PG. 501 & D.B. 824, PG. 235 6 �\ \ EDGEWORI* ARM ROAD co SpN',,�Sq 2 i � 9�0 0')' \\\ EXISTING 30' RIGHT OF WAY 0�� TO \ SEE D.B. 389, PG. 501 & D.B. 824, PG. 235 S TAX MAP No. 50-45 \ NEE M.A. DOWELL J.G. COLEMAN, JR. & H.E. COLEMAN III W.B. 88, PG. 402 W.B. 116, PG. 704 W.B. 59. PG. 661 (ORANGE COUNTY) SEE PLAT ® D.B. 115. PG, 392 NOTES 1. THE PROPOSED DEVELOPMENT DEPICTED WITHIN THIS CONCEPTUAL SITE PLAN IS BASED UPON PROPERTY INFORMATION CONTAINED WITHIN AN UNCERTIFIED COMPOSITE DRAWING DATED MAY 5, 2015 BY SAUNDERS SURVEYS, INC. OF ROSELAND VIRGINIA. STRUCTURES, EQUIPMENT, PAVING, ETC, BY BOOTH & ASSOCIATES, LLC ARE SUBJECT TO CHANGE PENDING RECEIPT OF A CERTIFIED SURVEY SHOWING RECOVERED PROPERTY LINE, ANY EXISTING DEVELOPMENT OF THE PROPERTY, ANY ENCUMBRANCES UPON THE PROPERTY, ETC. AND COUNTY ORDAINED MINIMUM BUILDING SETBACKS LINES. EXISTING 100' RIGHT OT WAY SEE D.B. 389, PG. 501 TAX MAP No. 50-47 N/F F.R. COX D.B. 1020. PG. 267 J Q U w I, Q r- 4- Er F- j Z00uj W 9E J W J O U > W o 96 I � S 0 � R; VICINITY MAP' ALBEMARLE COUNTY, GORDONSVILLE, VA [a LEGEND d Ec$' EMI57NG POKER POIE O PRGPERT CMNER EDGE O EXIBTNG ACCESS DRIW PRCPERI TINE EMIS➢NG GKRREAD E Ci IC UNE (1RANSMIS90N) EAS11NG GKRNEAD ELECTRIC UNE (DISMIWroI) EMSnNQ UMEISEMENT x x EMSnNG FENCE SnNG —X X— CAWS A4(S CORNER SIIBSiAnON FENCE -0mm PNOPOSED FENCE Ww x —T: DD SP01 \ \ b POWER POLE 12' EXISTING VEPCO SUBSTATION: TAX M 45D VIRGINIA y�1$i WER COMPANY `0 235 \' ISPNG "CASH"S CORNER" ¢ SUBSTATION: TAX MAP C CENTRAL VIRGINIA r\ TRIG COOPERATIVE \ PG 501 SEE HWY. OK 3, PG. 54 r � NG GA SUBS, .0 FlC. r L L x C� ER POLES 1/2 23 A & B 1' /EXISTING 100' RIGHT OF WAY SEE D.B. 389, PG. 501 EXISTING 30' RIGHT OF WAY `\ SEE D.B. 389, PG. 501 & D.B. 824, PG. 235 NOTES IRS 1. THE PROPOSED DEVELOPMENT DEPICTED WITHIN THIS CONCEPTUAL SITE PLAN IS BASED \ \� UPON PROPERTY INFORMATION CONTAINED WITHIN AN UNCERTIFIED COMPOSITE DRAWING DATED MAY 5, 2015 BY SAUNDERS SURVEYS, INC. OF ROSELAND VIRGINIA. STRUCTURES, EQUIPMENT, PAVING, ETC, BY BOOTH & ASSOCIATES, LLC ARE SUBJECT TO CHANGE PENDING RECEIPT OF A CERTIFIED SURVEY SHOWING RECOVERED PROPERTY 0.106 ACRES LINE, ANY EXISTING DEVELOPMENT OF THE PROPERTY, ANY ENCUMBRANCES UPON THE PROPOSED ADDITION TO EASEMENT e+s PROPERTY, ETC. AND COUNTY ORDAINED MINIMUM BUILDING SETBACKS LINES. J Q U w Z F- _ F- a U W Z W J O U > W o N N=p VICINITY MAP ALBEMARLE COUNTY, GORDONSVILLE, VA SCAIE: 1--IWEf LEGEND EMIBTNG POWER POLE O PR ERT CMNER EDGE Q EXISTNC ACCESS DRIVE ® GB/= p - CPERtt pNE In a EMS]ING OKRHEAG ElECTR1C UNE m -� (1RANSMIS4OII) EASING GKRHEAG ELECTRIC IME - (DISTRIB rn ) EXISnING UnUtt EISEMENi M EMSnNG FErvcE y� CA41'S COflNEfl SIIBSiAnON FENCE CAWS -0 - - - - - PROPOSED FENCE FENCE TO BE REMOKO H � O m J FK z r� G N K 0 U 0 AN 0 ^a o U 0 s a 5'J 15 ]�� AIEEi: 1R SP02 �� pF AL8 County of Albemarle Community Development Department - Planning ��RGINle' February 21, 2022 Charles E. Ward, Jr., P.E. Central Virginia Electric Coop PO Box 247 Lovingston VA 22949 cward@mvcvec.com Re: SP202100016 CVEC Cash's Comer Substation Action Letter Dear Mr. Ward. Scott Clark sclark@albemarle.org Telephone: (434) 296-5832 ext. 3249 The Albemarle County Planning Commission, at its meeting on February 15, 2022, recommended approval of the above - noted by a vote of 6:0 with the condition outlined in the staff report. Below is the recommended condition: 1. Development of the use must be in general accord (as determined by the Director of Community Development, or the Director's designee) with the conceptual plan entitled "115kV Substation - Cash's Corner LS Rebuild;' prepared by Booth & Associates, and last revised 10/15/2021. To be in general accord with the plan, development must reflect the location of developed substation pad shown in the plan. Minor modifications to the plan that do not conflict with that essential element may be made to ensure compliance with the Zoning Ordinance. Should you have any questions regarding the above -noted action, please contact me. Sincerely, Scott Clark Senior Planner II Cc: Briana Eddy Booth & Associates, LLC 5811 Glenwood Ave, Suite 109 Raleigh NC 27612 b.eddy@booth-assoc.com Central Virginia Electric Coop N/C 800 Cooperative Way Arrington VA 22922 WWW.ALBEMARLE.ORG 401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579 Albemarle County Planning Commission Final Minutes February 15, 2022 The Albemarle County Planning Commission held a public hearing on Tuesday, February 15, 2022 at 6:00 p.m. Members attending were Karen Firehock, Chair; Corey Clayborne, Vice -Chair; Julian Bivins; Fred Missel; Daniel Bailey; Luis Carrazana; and Jennie More. Members absent: None. Other officials present were Charles Rapp, Director of Planning; Kevin McDermott; Scott Clark; Andy Herrick, County Attorney's Office; and Carolyn Shaffer, Clerk to the Planning Commission. Call to Order and Establish Quorum Ms. Firehock said the meeting was being held pursuant to and in compliance with Ordinance No. 20-A(16), "An Ordinance to Ensure the Continuity of Government During the COVID-19 Disaster." She said opportunities for the public to access and participate in the electronic meeting were posted at www.albemarle.org/community/county-calendar when available. Ms. Shaffer called the roll. Ms. Firehock established a quorum. Other Matters Not Listed on the Agenda from the Public There were none. Consent Agenda Ms. Firehock said there was one item on the agenda —the approval of the minutes from January 18, 2022 and February 1, 2022. Mr. Clayborne moved to adopt the consent agenda. Mr. Bivins seconded the motion, which carried unanimously (7-0). Public Hearing SP202100016 CVEC Cash's Corner Substation Mr. Clark said he was presenting a special use permit request for an existing substation. He said the proposal was to upgrade the substation by slightly expanding the equipment pad and adding equipment for 25 kilovolt distribution. He said the location map shown on the slide was an area on Gordonsville Road in the northeastern portion of the County. He said as shown, the substation was located about 1,800 feet away from Gordonsville Road in the Cash's Corner area. He said this was an existing, nonconforming use; it was a substation that predated the zoning ordinance ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES - February 15, 2022 requirement for special use permits for these utility facilities. He said it currently converted power from the transmission lines of the site to 12 kilovolts for local distribution. He said there was a use for a gas pipeline station in Louisa County on this same circuit that would need an upgrade to 25 kilovolt distribution in order to cover its improved operation, and this would require some of the additional equipment to this site and within the one -acre square that was this parcel, the pad for equipment would increase by 13,104 square feet to 35,300 square feet. He said this required a special use permit to bring the use into compliance, but there were no parking or entrance changes, so it did not require a new site plan if approved. He said it would be subject to County approval of stormwater plan and a grading plan for the expanded pad. Mr. Clark showed a view of the site from Gordonsville Road. He said it was about 1,800 feet away from Gordonsville Road and the existing equipment went as tall as 70 feet. He said the new proposed equipment would be about 40 feet, which is lower than what was there now. He showed an aerial image to show what was on the site. He noted that there was a Dominion substation adjacent to this site, but the special use permit only applied to the site highlighted in blue on the screen, parcel 45-C. He said there were also a few small trees on the southwest side of the parcel, which was where the pad would expand. He said the access was a gravel access road that let out to the public road. He showed another aerial image showing the conceptual plan. He said shown in gray was the existing pad, and also shown was the 63-foot expansion for the pad, which included the area where the new equipment due to the step-down from the transmission lines to the 25-kilovolt distribution. Mr. Clark said he would briefly summarize the impacts of this proposal. He said the character of the existing use would not change and the proposed additions would be lower than the existing equipment, so the visual impact would not be significant. He continued that there would be County stormwater oversight for the impacts of the expansion of the pad. He said since there were basically two one -acre substations there already and this was just an expansion of one of those sites, staff did not feel the expansion would change the character of the surrounding area, which was largely agricultural. He said the electrical distribution was compatible with permitted uses in the district. Mr. Clark said in summary, the one favorable factor was that the proposed upgrade met the utility's need for upgrading electricity distribution without creating significant new impacts on the rural area. He said staff identified no unfavorable factors. He said that staff recommended approval with one condition, which referred to the layout shown on the conceptual plan he showed earlier. He said he would now take any questions, and said the applicant was ready to answer questions as well during the hearing. Ms. Firehock asked if anyone had any questions before they heard from the applicant. Mr. Bivins asked to see the overhead image of the site again. He said that the two pads would basically be the same now. He said it appeared that the CVEC path was a little smaller than the Dominion path, so now they would be the same width. He asked if that was correct. Mr. Clark said that was correct Mr. Bivins said he understood all they were doing with this addition was squaring up the site and the plan. He asked if it was correct that this was for a natural gas company in Louisa. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES - February 15, 2022 Mr. Clark said that was what necessitated the upgrade to 25 kilovolt distribution. He said that happened to be the first use that came along first that needed an upgrade to this long -existing distribution system. Ms. Firehock said she did not see anyone else who had questions, so she asked for the applicant to address the Board. Mr. Ward introduced himself as Chuck Ward, the manager of engineering services at Central Virginia Electric Co -Op. He said the gas compressor station was an existing station called the "Boswell gas station." He said it was located approximately seven circuit miles from the substation, but from the substation to the site would be around three to four miles. He said there was a set of railroad tracks it would have to cross because it was to the east of the tracks. He said they were upgrading their facility by reinstalling a 1,250-horsepower motor, and the starting of that motor would cause a certain amount of flicker. He said it was similar to a heat pump starting in a house and causing the lights to flicker, but this motor was of a much larger scale, so it could cause more flicker. He said in order to minimize and keep the flicker within the allowable limits, and to keep the noticeable flicker down for the consumers around there, the substation must be upgraded, and part of the upgrade was to convert it to 25 kV. He said that would keep the flickering to the limits required and should be of very little notice to nearby neighbors. He said all of the property that was shown on the maps was currently owned by CVEC, and it was just expanding the fence on their own property, so they did not need to purchase any additional property. Ms. Firehock asked if that was the conclusion of his comments. Mr. Ward said yes, and if anyone had any questions, he would be happy to answer them. Ms. Firehock said she did not see anyone who had questions. She said it was a pretty straightforward application with straightforward comments. She said she would now open the public hearing to members of the public. There were no speakers, so Ms. Firehock closed the public hearing. Ms. Firehock asked the Board if there were any comments or if anyone was prepared to make a motion. Mr. Bivins said as a good neighbor to the county east of them, he was in favor of this, because he would certainly not want Louisa not to get a new business if they said no to this expansion of the particular lot. Ms. Firehock said she believed they had clients in their own County. Mr. Clayborne moved the Planning Commission recommend approval of SP202100016 CVEC Cash's Corner Substation with the condition listed in the staff report. The motion was seconded by Mr. Missel and passed unanimously (7-0). ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES - February 15, 2022 Adjournment At 9:40 p.m., the Commission adjourned to March 1, 2022, Albemarle County Planning Commission meeting, 6:00 p.m. via electronic meeting. Charles Rapp, Director of Planning (Recorded by Carolyn S. Shaffer, Clerk to Planning Commission & Planning Boards; transcribed by Golden Transcription Services) Approved by Planning Date: 03/15/2022 Initials: CSS ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES - February 15, 2022 RESOLUTION TO APPROVE SP202100016 CVEC CASH'S CORNER SUBSTATION WHEREAS, upon consideration of the staff report prepared for SP 202100016 CVEC Cash's Comer Substation and the attachments thereto, including staff s supporting analysis, the information presented at the public hearing, any comments received, and all of the factors relevant to the special use permit in Albemarle County Code §§ 18-10.2.2(6) and 18-33.8(A), the Albemarle County Board of Supervisors hereby finds that the proposed special use would: I . not be a substantial detriment to adjacent parcels; 2. not change the character of the adjacent parcels and the nearby area; 3. be in harmony with the purpose and intent of the Zoning Ordinance, with the uses permitted by right in the Rural Areas zoning district, with the applicable provisions of County Code § 18- 5.1.12, and with the public health, safety, and general welfare (including equity); and 4. be consistent with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED that the Albemarle County Board of Supervisors hereby approves SP 202100016 CVEC Cash's Corner Substation, subject to the condition attached hereto. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to , as recorded below, at a regular meeting held on Clerk, Board of County Supervisors Mr. Andrews Mr. Gallaway Ms. LaPisto-Kirtley Ms. Mallek Ms. McKeel Ms. Price SP202100016 CVEC Cash's Corner Substation Special Use Permit Condition Development of the use must be in general accord (as determined by the Director of Community Development, or the Director's designee) with the conceptual plan entitled "I l5kV Substation — Cash's Comer LS Rebuild," prepared by Booth & Associates, and last revised 10/15/2021. To be in general accord with the plan, development must reflect the location of developed substation pad shown in the plan. Minor modifications to the plan that do not conflict with that essential element may be made to ensure compliance with the Zoning Ordinance.