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98SN0284.PDFSeptember 23, 1998 BS REQUEST ANALYSIS AND RECOMMENDATION 98SN0284 RCTC Wholesale Corporation by 360° Communications Company Matoaca Magisterial District South line of Woodpecker Road REOUEST: Conditional Use Planned Development to permit a communications tower in an Agricultural (A) District. PROPOSED LAND USE: A 199 foot communications tower with accessory equipment is planned. 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 Southern and Western Area Plan which suggests the request property and surrounding area are appropriate for rural conservation area uses. The tower site conforms to the siting criteria of the Public Facilities Plan and the Guidelines for Planning Commission Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests that communication towers should generally be located away from areas of anticipated residential development. Specifically, it is anticipated that no significant development will occur in the vicinity of the request site until such time that adequate public facilities are available, in accordance with the adopted Plan. 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. There shall be no signs permitted to identify the tower use. (P) (STAFF/CPC) 2. 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 Department for approval in conjunction with final site plan review, (P) (STAFF/CPC) 3. 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) 4. 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) 5. 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) (STAFF/CPC) 6. The treatment, color and lighting system for the tower shall be as follows: 2 98SN0284/WP/SEP23N 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) All 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) Any building or mechanical equipment shall comply with Sections 19-570 (b) and (c) and 1%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-mounted 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 tower and all associated equipment from the property. (P) (STAFF/CPC) 10. In conjunction with the approval of this request, a fbrty-nine (49) foot exception to the 150 foot height limitation for communications towers in Agricultural (A) Districts shall be granted. (P) GENERAL INFORMATION Location: South line of Woodpecker Road, west of Nash Road. Tax ID 754-643-Part of 835I; 754- 645- Part of 8859; and 755-645-Part of 0730 (Sheet 39). Existing Zoning: A 3 98SN0284/WP/SEP23N Size: 2.15 acres Existing Land Use: Single family residential or vacant Adjacent Zoning & Land Use: North - A; Public/semi-public (Pocahontas State Park) South, East, and West - A; Single family residential, agricultural or vacant UTILITIES The proposed tower and associated equipment will not necessitate a manned facility; therefore, the public water and wastewater systems are not required. ENVIRONMENTAL Drainaae and Erosion: No existing or anticipated on- or off-site drainage or erosion problems. A land disturbance permit will not be required if tess than 2,500 square feet of land area is disturbed by the construction of the tower and associated improvements. PUBLIC FACILITIES Fire Service: The proposed tower and associated equipment will have a minimal impact on these facilities. Transportation: The property included in this request is part of a 190 acre parcel. The Thoroughfare Plan identifies an east;"west major arterial with a recommended right of way width of ninety (90) fect, extending from Woodpecker Road through the 190 acre parcel. The applicant has submitted a conceptual plan of the proposed tower location. The conceptual plan depicts the general location of the east/west major arterial to ensure that the proposed tower will not interfere with the future construction of this roadway. The proposed tower in the location which is the su~ect of this request, will have a minimal impact on transportation facilities. 4 98SN0284/WP/SEP23N County Colnmunications: 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 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 County's communication system; however, ms 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 4). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condition 5) County Airport: A preliminary review of this tower proposal has indicated that the facility xvill not interfere with the operation of the County Airport; however, 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 of a building permit. (Condition 3) LAND USE Comprehensive Plan: The request property lies within the boundaries of the Southern and Western Area Plan which suggests the request property and surrounding area are appropriate for rural conservation area uses. Area Development Trends: The request property is located in an area characterized by single fmnily residences on acreage parcels, agricultural uses, public/semi-public uses (Pocahontas State Park) and vacant land. It is anticipated that area properties south of Woodpecker Road, in the vicinity of the request site, will eventually be zoned and developed for residential use. However, residential development is not anticipated to occur until adequate public facilities are available. 5 98SN0284/WP/SEP23N Site Design: The tower site consists of an acreage parcel lying approximately 760 feet south of Woodpecker Road. Access to the property will be provided via a driveway to Woodpecker Road. 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 6) Consistent with past actions on similar facilities, the base of the tower should be secured with a fence to discourage trespassing. (Condition 2) Architectural Treatment: The request property lies with/n an Emerging Growth Area. A condition should be imposed to require compliance with Emerging Growth requirements relative to architectural treatment of buildings and screening ofmechanical equipment(Condition 8). Specifically, imposition of Condition 8 would require that no building exterior which would be visible to any agricultural district or any public right of way consisting of architectural materials inferior in quality, appearance, or detail to any other exterior of the same building. There is, however, nothing to preclude the use of different materials on different building exteriors, but rathcr, the use of inferior materials on sides which face adjoining property. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal could be visible from any adjoining 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 accessou' boxes must be minimized from adjacent properties and public rights of way. However, it should be noted that imposition of Condition 8 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 for communications purposes, to ensure that the tower does not become a maintenance problem or an eyesore. (Condition 9) CONCLUSIONS The proposed tower site lies within the boundaries of the Southern and Western Area Plan which suggests the request property and surrounding area are appropriate for rural conservation area uses. The tower site confbrms to the siting criteria of the Public Facilities Plan and the Guidelines for Planning Commission Review of Substantial Accord Determinations and/or Zoning Approval _for Communications Tower Locations which suggests that communication towers should generally 6 98SN0284/WP/SEP23N be located away fi:om areas of anticipated residential development. Specifically, it is anticipated that no significant development will occur in the vicinity of the request site until such time that adequate public facilities are available, in accordance with the adopted Plan. In addition, 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 Tmnked System or the County Airport. Given these considerations, approval of this request is recommended. 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 reco~mnended 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, beginning at 7:00 p.m., will take under consideration this request. 7 98SN0284/WP/SEP23N // il II ,/it.POCAHONTAS STATE PARK N0284 C.U.P.D. SH. 39 CROSTICK MILL 98SN0284 In Matoaca Magisterial District, RCTC WHOLESALE CORPOP~ATION BY 360° COb~glgICATIONS COMPAigY 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 199 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 rural conservation use. This request lies on 2.15 acres fronting approximately 50 feet on the south line of Woodpecker Road, approximately 3,800 feet west of Nash Road. Tax ID 754 643 Part of 8351; 754 645 Part of 8859; and 755 645 Part of 0730 (Sheet 39). Mr. Jacobson presented a summary of Case 98SN0284 and stated that the Planning Commission and staff recommends approval subject to conditions. He noted that the proposed request conforms to the Board's locational and siting policy for communications towers. Ms. Heidi Parker, representing the applicant, stated that the recommendation is acceptable. There was brief discussion relative to the tower being located in the vicinity of an orchid farm. Due to someone being present to speak to the request, the request was placed in its normal sequence on the Agenda. 9/23/98 98 693 98SN0284 In Matoaca Magisterial District, RCTC WHOLESALE CORPOP~ATION BY 360° COMMUNICATIONS COMPAigY 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 199 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 rural conservation use. This request lies on 2.15 acres fronting approximately 50 feet on the south line of Woodpecker Road, approximately 3,800 feet west of Nash Road. Tax ID 754 643 Part of 8351; 754 645 Part of 8859; and 755 645 Part of 0730 (Sheet 39). Mr. Jacobson presented an overview of Case 98SN0284. He referenced Mr. Horst Reszies, the individual who previously voiced concerns regarding the request, and stated that the proposed tower would generally be invisible to the surrounding property owners and that the Planning Commission and staff recommends approval subject to conditions. He noted that the proposed tower site lies within the boundaries of the Southern and Western Area Plan. Ms. Heidi Parker, representing the applicant, stated that Mr. Reeses' property is at a lower elevation than the proposed tower site and that the chances of visibility are extremely unlikely. Mr. Eric Lin, son of the property owner, stated that their initial concerns regarding the tower included health issues and property values. He further stated the most unobtrusive location on the property for the tower was chosen and that he feels the proposed tower would be good for the area. There was a brief discussion relative to the height and lighting requirements for the tower. 9/23/98 98 703 Mrs. Humphrey recognized Mr. Reszies and stated that she feels his concerns regarding the proposed tower had been addressed. Mrs. Humphrey then made a motion, seconded by Mr. McHale, for the Board to approve Case 98SN0284, subject to the following conditions: 1 There shall be no signs permitted to identify the tower use. (P) 2 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 Department for approval in conjunction with final site plan review. (P) 3 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) 4. 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) 5 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) 6 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 9/23/98 98 704 1© Nays: 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. Screening would not be required for the tower or tower mounted equipment.) At such time that the tower ceases to be used for con~munlcatlons 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 forty nine (49) 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 98 705