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98SN0280.PDFSeptember 23, 1998 BS REQUEST ANALYSIS AND RECOMMENDATION 98SN0280 Sprint PCS Matoaca Magisterial District East line of Dry Bridge Road REQUEST: Conditional Use Planned Development to permit a communications tower in an Agricultural (A) District. PROPOSED LAND USE: A 405 foot communications tower with accessory equipment is planned. This tower is intended to accommodate antennae as part of the County's Public Safety Trunked System. as well as the antennae of private wireless communications service providers. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed tower site lies within the boundaries of the Upper Swift Creek Plan which suggests the request property and surrounding area are appropriate for regional mLxed use and is in proximity' to several communications towers, a Virginia Power substation, and Virginia Power electrical transmission easements. The tower site conforms to the siting criteria of the Public Facilities Plan and Guidelines for Planning Commission Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests that communications towers should generally be located away from areas of anticipated residential development and grouped with other energy and communications facilities. The conditions recommended herein will further minimize the possibility of any adverse impact on existing or future area development, as well as on the Chesterfield County Public Safety Trunked System or the County Airport. (NOTE: CONDITIONS MAY BE iMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" 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 ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITIONS (STAFF/CPC) 1. The base of the tower shall be enclosed by a minimum six (6) foot high t~nce, designed to preclude trespassing. A detailed plan depicting this requirement shall be submitted to the Planning Department for approval in conjunction with final site plan review. (P) (STAFF/CPC) 2. In conjunction with site plan submission, the owner/developer shall submit documentation as to whether FAA approval is required for the erection of the tower. If FAA approval is required, a copy of FAA approval shall be submitted to the Planning Department prior to the release of a building permit. (P) (STAFF/CPC) 3. The tower and equipment shall be designed and installed so as not to interfere with the Chesterfield County Public Safety Trunked System. At the time of site plan review, the owner/developer shall submit information as deemed necessary by the Chesterfield County Communications and Electronics staff to determine if an engineering study should be performed to analyze the possibility of radio frequency interference with the County system, based upon the frequencies and effective radiated power generated by tower mounted equipment. Prior to release of a building permit the study, if required, shall be submitted to, and approved by, the Chesterfield County Communications and Electronics staff. (GS) (STAFF/CPC) 4. The developer shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Trunked System caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff. (GS) 2 98SN0280/WP/SEPT23M (STAFF/CPC) The treatment, color and lighting system for the tower shall be as follows: The tower shall be gray or another neutral color, acceptable to the Planning Department. The tower shall not be lighted unless lighting is required by FAA. If lighted, tower lighting during daylight hours shall be limited to medium intensity strobe lights with upward reflection and lighting during night time hours shall be limited to soft blinking lights. (P) (STAFF/CPC) Ali driveways and parking areas shall be graveled or paved and maintained to minimize dust problems and provide ease of ingress and egress. (P) (STAFF/CPC) 7. Any building or mechanical equipment shall comply with Sections 19-570 (b) and (c) and 19-595 of the Zoning Ordinance relative to architectural treatment of building exteriors and screening of mechanical equipment. (P) (NOTE: This condition would require the screening of mechanical equipment located on the building or ground from adjacent properties and public rights of way. Screening would not be required for the tower or tower-motmted equipment.) (STAFF/CPC) At such time that the tower ceases to be used for communications purposes for a period exceeding twelve (12) consecutive months, the owner/developer shall dismantle and remove the to~ver and all associated equipment from the property. (P) (STAFF/CPC) In conjunction with the approval of this request, a 255 fbot exception to the 150 foot height limitation for communications towers in Agricultural (A) Districts shall be granted. (P) GENERAL INFORMATION Location: East line of Dr3' Bridge Road, south of Midlothian Turnpike. Tax ID 713-708-Part of 4365 (Sheets 5 and 6). 3 98SNO280/WP/SEPT23M Existing Zoning: A Size: 1.2 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - A; Vacant South - A; Virginia Power electrical transmission lines and easements East - A with Conditional Use Plmmed Development; Commemial (communications tower) West - A; Vacant UTILITIES The proposed towcr and associated equipment will not necessitate a manned facility; therefore, the public xvater and wastewater systems are not required. ENVIRONMENTAL Drainage and Erosion: No existing or anticipated on- or off-site drainage or erosion problems. A land disturbance permit will not be required if less than 2,500 square feet of land area is disturbed by the construction of the tower and associated improvements. PUBLIC FACILITIES Fire Service and Transportation: The proposed tower and associated equipment will have a minimal impact on these facilities. County Communications: The Development Standards Manual requires that any structure over eighty (80) feet in height be reviewed by the County's Public Safety Review Team for potential detrimental impacts the structure could have on the County's Radio Communications System 4 98SN0280/WP/SEPT23M microwave paths. This determination must be made prior to erection of the proposed communications tower. A preliminary, review of this tower proposal has indicated that the facility, will not interfere with the Count3"s communication system; however, as a further precaution, a condition should be imposed to ensure that the tower is designed and constructed so as not to interfere with the Chesterfield County. Public Safety Trunked System (Condition 3). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condition 4) County_' Airport: A preliminary review of this tower proposal has indicated that the facility will not interfere with the operation of the County Airport; hoxvever, as a further precaution, if FAA approval is required, a copy of such approval should be submitted to the Planning Department prior to the release ora building pemnit. (Condition 2) LAND USE Comprehensive Plan: The proposed tower site lies within the boundaries of the Upper Swift Creek Plan which suggests the request property and surrounding area are appropriate 1hr regional mixed use. It should be noted that the request property and surrounding area also lie within the boundaries of the draft Route 288 Corridor Plan. The draft Route 288 Corridor Plan suggests the request property and surrounding area would be appropriate for regional employment center uses. Area Development Trends: The request property is located in an area characterized by energy and communications facilities (communications towers, a Virginia Power substation, and Virginia Power electrical transmission easements) and vacant land. The request property also lies in proximity to the planned Midlothian Turnpike/Route 288 interchange. With the construction of the interchange, it is anticipated that area development will be characterized by a mLx of office, research and development and industrial uses, in addition to energy and communications facilities uses. Site Design: The tower site consists of a fenced enclosure on an acreage parcel lying in proximity to several con~nunications towers and Virginia Power easements. Access to the property will be provided via a driveway to Dry Bridge Road. 5 98SN0280/WP/SEPT23M The Federal Aviation Administration may require lighting and/or markings so as to minimize possible air traffic hazards. Lighting should be designed so as not to adversely affect existing and future area development. (Condition 5) Consistent with past actions on similar facilities, the base of the tower should be secured with a fence to discourage trespassing. (Condition 1) Architectural Treatment: The request property lies within an Emerging Growlh Ama. Given the potential for future developmcnt in the area, a condition should be imposed to require compliance w4th Emerging Growth requirements relative to architectural treatment of buildings and screening of mechanical equipment (Condition 7). Specifically, imposition of Condition 7 would require that no building exterior which would be visible to any agricultural district or any public right of way consist of architectural materials inferior in quality, appearance, or detail to any other exterior of the stone building. There is, however, nothing to preclude the use of different materials on different building exteriors, but rather, the use of inferior materials on sides ;vhich face adjoining property. No portion ora building constructed of unadorned concrete block or corrugated and/or sheet metal could be visible from any adjoining residential or agricultural district or any public right of way. No building exterior could be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, would have to be screened from adjacent property and public rights of way and designed to be perceived as an integral part of the building. The views of junction and accessory boxes would have to be minimized from adjacent properties and public rights of way. However, it should be noted that imposition of Condition 7 would not require screening of the tower or tower-mounted equipment. Consistent with past actions on similar facilities, the tower should be removed at such time that it ceases to be used fbr communications purposes, to ensure that the tower does not become a maintenance problem or an eyesore. (Condition 8) CONCLUSIONS The proposed tower site lies within the boundaries of the Upper Swift Creek Plan which suggests the request property and surrounding area are appropriate for regional mixed use and is in proximity to several communications towers, a Virginia Power substation, and Virginia Power electrical transmission easements. The tower site conforms to the siting criteria of the Public Facilities Plan and Guidelines for Planning Commission Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests that communications towers should generally be located away from areas of anticipated residential development and grouped with other energy and communications facilities. In addition, the 6 98SN0280/WP/SEPT23M conditions recommended herein will further minimize the possibility of any adverse impact on existing or future area development, as well as on the Chesterfield County Public Safety Trunked System or the County Airport. Given these considerations, approval of this request is recornn~ended. CASE HISTORY Planning Commission Meeting (8/18/98): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recormnended approval of this request subject to the conditions on pages 2 and 3. AYES: Unanimous. Further, the Commission found the proposed tower to be in substantial accord with the Comprehensive Plan. The Board of Supervisors, on Wednesday, September 23, 1998, beginmng at 7:00 p.m., will take under consideration this request. 7 98SN0280/WP/SEPT23M C-~% l! N 98SN0280. ~ C.U,P. D, ~ SH. 5/6 98SN0280 In Matoaca Magisterial District, SPRINT PCS requests Conditional Use Planned Development and amendment of zoning district map to permit a communications tower and height exception in an Agricultural (A) District. A 405 foot communications tower is planned. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for regional mixed use. This request lies on 1.2 acres fronting approximately 25 feet on the east line of Dry Bridge Road, approximately 1,550 feet south of Midlothian Turnpike. Tax ID 713 708 Part of 4365 (Sheets 5 and 6). Mr. Jacobson presented a summary of Case 98SN0280 and stated that the Planning Commission and staff recommends approval subject to conditions. He noted that the proposed tower site conforms to the siting criteria of the Public Facilities Plan. Mr. Chuck Rothenberg, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. On motion of Mrs. Humphrey, seconded by Mr. McHale, the Board approved Case 98SN0280 subject to the following conditions: The base of the tower shall be enclosed by a minimum six (6) foot high fence, designed to preclude trespassing. A detailed plan depicting this requirement shall be submitted to the Planning 9/23/98 98 691 Department for approval in conjunction with final site plan review. (P) In conjunction with site plan submission, the owner/developer shall submit documentation as to whether F~ approval is required for the erection of the tower. If F~ approval is required, a copy of F~ approval shall be submitted to the Planning Department prior to the release of a building permit. (P) The tower and equipment shall be designed and installed so as not to interfere with the Chesterfield County Public Safety Trunked System. At the time of site plan review, the owner/developer shall submit information as deemed necessary by the Chesterfield County Communications and Electronics staff to determine if an engineering study should be performed to analyze the possibility of radio frequency interference with the County system, based upon the frequencies and effective radiated power generated by tower mounted equipment. Prior to release of a building permit the study, if required, shall be submitted to, and approved by, the Chesterfield County Communications and Electronics staff. (GS) The developer shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Trunked System caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff. (GS) The treatment, color and lighting system for the tower shall be as follows: a. The tower shall be gray or another neutral color, acceptable to the Planning Department. b. The tower shall not be lighted unless lighting is required by FAA. If lighted, tower lighting during daylight hours shall be limited to medium intensity strobe lights with upward reflection and lighting during night time hours shall be limited to soft blinking lights. (P) Ail driveways and parking areas shall be graveled or paved and maintained to minimize dust problems and provide ease of ingress and egress. (P) Any building or mechanical equipment shall comply with Sections 19 570 (b) and (c) and 19 595 of the Zoning Ordinance relative to architectural treatment of building exteriors and screening of mechanical equipment. (P) (NOTE: This condition would require the screening of mechanical equipment located on the building or ground from adjacent properties and public rights of way. 9/23/98 98 692 Ayes: Nays: Screening would not be required for the tower or tower mounted equipment.) At such time that the tower ceases to be used for com~unlcatlons purposes for a period exceeding twelve (12) consecutive months, the owner/developer shall dismantle and remove the tower and all associated equipment from the property. (P) In conjunction with the approval of this request, a 255 foot exception to the 150 foot height limitation for communications towers in Agricultural (A) Districts shall be granted. (P) Humphrey, Warren, Barber, Daniel, and McHale. None. 9/23/98 98 693