HomeMy WebLinkAboutCCP201400004 Staff Report 2014-11-11�01Y AI
COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: CCP 2014-00004
Staff: Claudette Grant, Senior Planner
Water Tank at Glenmore
Planning Commission: November 11, 2014
Board of Supervisors Public Hearing:
N/A
Owner/s: County of Albemarle and East Rivanna
Applicant: Albemarle County Service Authority
Volunteer Fire Co., Inc.
(ACSA) with Jeremy Lynn as the contact.
Tax Map Parcel: 093A1-00-00-00200
Acreage: Approximately six (6) total
Location: 3501 Steamer Drive, Keswick, Virginia (See
acres; Approximately .09 acres for pump
Attachment A)
station, tank, proposed buildings and
parking.
Zoning District: NMD — Neighborhood Model District
Magisterial District: Scottsville
Proffers: Yes
Proposal: Compliance with the Comprehensive Plan
Comprehensive Plan Designation:
review for the installation of a 600,000 gallon ground
Village of Rivanna/Village Center
storage tank, pump station, and associated water
mains.
Use & Character of Property:
Use of Surrounding Properties:
Volunteer fire -rescue station with associated parking
Residential and Rural Area uses.
lot. The property is surrounded by wooded area.
Factors Favorable:
Factors Unfavorable:
1. The proposed system will provide a back-up water
1. The scale and massing of the water tank
supply in the event of a water main break along the
along the future Streamer Dr. and
supply water main.
adjacent to future townhouse lots is not
2. A water storage tank in the Glenmore subdivision
ideal, however, landscaping and
would provide ACSA additional time to respond to
screening are proposed which should
emergency repairs.
adequately mitigate impacts.
3. The proposal will serve the needs of the
community and promote public health and safety.
RECOMMENDATION: Based on the items mentioned under the factors favorable and the provision of
screening and landscaping as described in this report, staff recommends that the Commission find the
location, character and extent of the proposed Water Tank at Glenmore is in substantial accord with the
Count 's Comprehensive Plan.
STAFF PERSON: Claudette Grant
PLANNING COMMISSION: 11/11/2014
CCP 2014-00004 Water Tank at Glenmore
Review for Compliance with the Comprehensive Plan (Va. Code 15.2- 2232)
Background
The Albemarle County Service Authority (ACSA) is improving water service redundancy in
several parts of the County through improvements to existing water mains, tanks and pumps. It
is building new water tanks in several places, including the Village of Rivanna. The applicant
proposes to install a 600,000 gallon ground storage water tank, pump station, and associated
water mains on a portion of a 6 acre parcel for the Glenmore area, which is part of the East
Rivanna Volunteer Fire Company parcel at the end of Streamer Drive.
The water tank will provide a back-up water supply in the event of a water main break along the
supply water main. Currently, the Glenmore subdivision is served by a single 16-inch diameter
water main that extends along U.S. Route 250 from the Interstate 64 and U.S. 250 interchange.
This water main is nearly 4.5 miles in length. As this line ages, the ACSA is concerned that its
customers would be out of service for an extended period of time if this water main were to
break. A water storage tank in the Glenmore subdivision would provide ACSA additional time to
respond to emergency repairs, serve the needs of the community and promote public health
and safety.
Purpose of the Review
A Compliance with the Comprehensive Plan Review (or "2232 Review") considers whether the
general location, character and extent of a proposed public facility are in substantial accord with
the adopted Comprehensive Plan. It is reviewed by the Planning Commission and the
Commission's findings are forwarded to the Board of Supervisors for their information. No
additional action is required of the Board. The Commission's action is only related to the
appropriateness of the site for this public use, and is not an action or recommendation on
whether the facility should be funded and/or constructed.
Characteristics of the Site & Area
The proposed site for the water tank is located on an undeveloped wooded area south of the
parking lot for the fire station. It is within the Rivanna Village at Glenmore Neighborhood Model
District. The fire station is the only developed property within the Rivanna Village at Glenmore
project.
The following plan depicts an illustrative plan for the Rivanna Village at Glenmore development
which was recently approved. Proposed buildings are shown adjacent to the fire station property
to the east and south of the subject site. In particular townhouses are shown in the vicinity near
the proposed water tank and residents will therefore be able to see the water tank from these
houses. Landscape screening will be an important asset for the future adjacent residents in
mitigating the visual impacts of the water tank.
CCP 2014-00004 Water Tank at Glenmore
Planning Commission 11/11/2014
Staff Report Page 2
Comprehensive Plan
Designation: Village Center- Small commercial, office, retail, service uses; park and recreation
amenities; residential 3-6 units/acre. Total retail, office and institutional uses not to exceed 125,000 sf.
Public Open Space- Parks, greenways, trails, and other public open spaces.
CCP 2014-00004 Water Tank at Glenmore
Planning Commission 11/11/2014
Staff Report Page 3
Comprehensive Plan
Specifics of the Proposal
The attached conceptual plan (Attachment B) shows the proposed layout and design of the
facility. The proposed structure is 35 feet tall and would require a 35 foot setback to all property
lines per the setback requirements of Section 4.10.3.1 for a water tank, which requires a 1 to 1
setback to property lines. The fire station property has physical constraints, such as an existing
parking lot and difficult topography that make the proposed location of the water tank one of the
site's only viable options. The applicant has requested a Special Exception from the Board of
Supervisors to modify two setbacks. The two areas requested for setback modifications are
what will be the rear property line and the side property line of the fire station lot.
The site is currently accessed from Steamer Dr. The proposed facility will continue to use the
current access to the site. The site plan amendment is currently under review.
There have been at least three meetings with the Village of Rivanna Advisory Council since
January, 2012 and a community meeting was held on August 21, 2014, in which four people
attended. There have been no complaints in reference to this proposal and in general residents
have been supportive.
Conformity with the Comprehensive Plan
This proposal has been reviewed based on Comprehensive Plan policy, including the current
Comprehensive Plan/Rivanna Village Master Plan and the Neighborhood Model.
Village of Rivanna Master Plan:
Villages consist of a variety of housing types including single-family, two-family, and
townhouse units, with a gross density not to exceed 6 dwellings per acre. They are to be
served by a Village Center of mixed service and residential uses at a neighborhood
scale. They are also to be served by public water and sewer and provide public facilities
that support the Village and the immediate surrounding Rural Area.
CCP 2014-00004 Water Tank at Glenmore
Planning Commission 11/11/2014
Staff Report Page 4
Guiding Principles:
Water, sewer, and streets will keep pace with changes and growth that occur within the
Village of Rivanna.
Staff Comment: The proposed water tank will provide a much needed back-up water
supply in the event of a water main break along the supply water main. It will serve the
proposed uses in the Village center as well as existing residents in the Village including
Glenmore. It will also provide ACSA additional time to respond to emergency repairs.
Implementation/Community Facilities
Water and Sewer:
Because of limitations of the sewage treatment plant, monitoring of all new development
is essential to ensure that adequate capacity exists to serve existing and new homes,
the Glenmore Country Club, and the additional businesses expected in the Village.
Monitoring of water availability is always necessary in Albemarle County. Although it is
adequate at present, additional water storage may be necessary to serve the Village in
coming years.
Staff Comment: The proposed water tank will serve the needs of the community and
promote public health and safety by providing for a back-up water supply.
Neighborhood Model
Relevant principles of the Neighborhood Model are
• Neighborhood Friendly Streets and Paths
• Buildings and Spaces of Human Scale
When the Rivanna Village at Glenmore project is built out, Steamer Drive will be extended
across the frontage of the Fire Station parcel. The water tank will be located on this frontage.
Staff's main concern with the tank's proposed location has been that the massing of the tank will
overwhelm the pedestrian. The 35 foot height of the proposed tank is similar to a 3 story
building; however, it is 62 feet wide. The zoning ordinance requires that the water tank be set
back at least 35 feet from the property line, which helps to put distance between the tank and
the pedestrian. The applicant has requested a modification of this requirement to set the tank
back only 32 feet.
The applicant has explained to staff that the tank will actually be set back 42 feet from the street
and about 35 feet from the sidewalk. Street trees will be provided along Steamer Drive to help
visually break up the massing for drivers. Additional landscaping of 20 feet will be placed
between the sidewalk and the tank. This landscaping will not eliminate visibility; however, it will
help to buffer the appearance of the large structure.
The site for the tank will also abut an area planned for townhomes. The applicant has
requested a reduction of the 35 foot setback from those future property lines to 20 feet. Staff
has been concerned about the location of the tank next to future townhouses because the size
of the tank is roughly the size of three to four 3-story townhouses. Massing and scale of the
tank could be problematic at the rear of these townhouse lots. To help mitigate visual impacts,
the applicant plans to obtain a 20' easement from the adjoining property owner in which to place
CCP 2014-00004 Water Tank at Glenmore
Planning Commission 11/11/2014
Staff Report Page 5
screening. The additional 20' will create a minimum distance of 40' between the townhouses
and the tank. The applicant will provide landscaping and screening trees in this area. The
adjoining property owner is willing to provide the 20' easement provided that landscaping and
screening trees are planted in that area.
Staff Comment: While having a water tank in the location proposed by the applicant is
not ideal due to its proximity to the street and adjoining lots, adequate locations in the
Village for the tank are limited. With provision of landscaping and screening trees, the
appearance of the tank will be softened to help create neighborhood friendly streets and
sidewalks as well as buildings and spaces of human scale for pedestrians and
neighboring properties.
Historic, Scenic, and Cultural Resource Protection
The Comprehensive Plan and the Village of Rivanna Master Plan both promote protection of
historic and cultural resources, including views from Monticello. There are no expected visual
impacts to any historic resources in the Village nor will the tank be visible from Monticello or the
Entrance Corridor.
Summary
Factors Favorable:
1. The proposed system will provide a back-up water supply in the event of a water main break
along the supply water main.
2. A water storage tank in the Glenmore subdivision would provide ACSA additional time to
respond to emergency repairs.
3. The proposal will serve the needs of the community and promote public health and safety.
Factors Unfavorable:
The scale and massing of the water tank along the future Streamer Dr. and adjacent to
future townhouse lots is not ideal, however, landscaping and screening are proposed which
should adequately mitigate impacts.
Staff finds the proposed site and scale of activity for the proposed Water tank in substantial
accord with the County's Comprehensive Plan.
Recommendation:
Base on the items mentioned under the factors favorable and the provision of screening and
landscaping as described in this report, staff recommends that the Commission find the location,
character and extent of the proposed Water Tank at Glenmore is in substantial accord with the
County's Comprehensive Plan.
Attachments:
A. Location Map
B. Concept Plan
CCP 2014-00004 Water Tank at Glenmore
Planning Commission 11/11/2014
Staff Report Page 6
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