99SN0114.PDFREOUEST:
October 28, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0114
RCTC Wholesale Corporation
by
360° Communications Company, Its Managing Agent
Midlothian Magisterial District
9901 Midlothian Turnpike
Amendment to Conditional Use Planned Development (Case 82S039) to permit a
communications tower in a Corporate Office (0-2) District. Specifically, the
current Zoning Ordinance permits communications towers up to 150 feet in height
as a restricted use in an O-2 District. Specifically, the tower must be
architecturally incorporated into the design of a building. However, Case 82S039
did not permit towers on the property. The applicant is seeking amendment to
Case 82S039 to permit the tower. As proposed, the tower would consist of
antennas mounted on the top of an existing hotel, a use permitted on the property.
The antennas would be incorporated into the architectural design of the building.
PROPOSED LAND USE:
A communications tower and associated improvements are planned, to be incorporated into
the architectural treatment of the elevator penthouse of the Sheraton Hotel at Moorefield
on Midlothian Turnpike.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The Pul~lic Facilities Plan suggests that communications towers should generally
be located to minimize the impact on existing or planned areas of development.
The tower would be incorporated into the architectural treatment of an existing,
permitted hotel. The addition of the communications facilities into the hotel would
not generate a visual impact on area development and therefore conforms to the
location criteria of the Plan.
Incorporating the communications facilities into an existing tall building will
eliminate the need for an additional freestanding communications tower in the area,
thereby minimizing tower proliferation.
Incorporating the communications facilities into an existing tall building also
conforms to Guidelines for Review of Substantial Accord Determinations and/or
Zoning Approval for Communications Tower Locations which suggests towers near
high visibility areas, such as along major traffic corridors, should whenever possible
be architecturally incorporated into the design of a building.
The recommended conditions will further minimize the possibility of any adverse
impact on area development, the Chesterfield County Public Safety Tmnked 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.
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, prior to release of
a building permit, a copy of FAA approval shall be submitted to the
Planning Department. (P)
(STAFF/CPC) 2.
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
Conununications and Electronics staff. (GS)
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99SN0114/WP/OCT28P
(STAFF/CPC) 3.
Location:
The developer shall be responsible for correcting any frequency
problems which affect the Chesterfield County Public Safbty Trunked
System caused by this use. Such corrections shall be made
immediately upon notification by the Chesterfield County
Communications and Electronics staff. (GS)
GENERAL INFORMATION
South line of Midlothian Turnpike, east of Robious Road, and better kmown as 9901
Midlothian Turnpike. Tax ID 750-708-0225 (Sheet 8).
Existing Zoning:
Size:
0-2 with Conditional Use Planned Development
8.0 acres
Existing Land Use:
Commercial (Sheraton Hotel at Moorefield)
Adjacent Zoning & Land Uses:
North - C-3, and C-3 with Conditional Use Planned Development; Commercial
South, East, and West ~ 0-2, C-5 m~d I-1 with Conditional Use Planned Development;
Office and commercial (Moorefield)
UTILITIES
The tower and associated equipment will not require the use of the public water and wastewater
systems.
ENVIRONMENTAL
Drainage and Erosion:
This proposal will not affect drainage and erosion.
3 99SN0114/WP/OCT28P
PUBLIC FACILITIES
Fire Service and Transportation:
This use 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 microwave paths. This determination
must be made prior to erection of the proposed communications tower.
A preliminm.w reviexv of this tower proposal has indicated that the facility will not interfere with the
Count?s communication system; however, as a further precaution, if tiffs request is approved, 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 Tnmked System (Condition 2). Once the tower
is in operation, if interference occurs, the owner/developer should be required to correct any'
problems. (Condition 3)
COUNTY AIRPORT
A preliminary, review of this tower proposal has indicated that the facility will not interfere with the
operation of the County Airport; however, as a further precaution, if this request is approved, any
necessary FAA approvals for this facility should be obtained prior to the release of a building permit.
(Condition 1)
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for office use.
The Public Facilities Plan, an element of the Comprehensive Plan, suggests that energy and
commtmications uses should be located to minimize impacts on existing and future areas of
development.
Area Development Trends:
The request property, has been developed as a hotel (Sheraton at Moorefield). Area
properties along this portion of the Midlothian Turnpike Corridor are zoned and developed
for a mix of office, commercial and light industrial uses. These development trends are
expected to continue.
4
99SN0114/WP/OCT28P
Site Design:
As noted herein, the request property, is occupied by a hotel. The proposed communications
tower would consist of antennas and associated mechanical equipment mounted on the
elevator penthouse on the roof of the hotel.
Architectural Treatment and Screening:
The Zoning Ordinance requires that the tower, including the antennas, cabling and other
associated equipment to accommodate the tower use, be architecturally incorporated into the
design of a building and screened from public view.
CONCLUSIONS
The Public Facilities Plan suggests that communications tower locations should generally be
located to minimize the impact on existing or planned areas of development. The tower would be
incorporated into the architectural treatment of an existing, permitted hotel. The addition of the
communications facilities into the hotel structure would not generate a visual impact on area
development and theretbre conforms to the location criteria of the Plan and will eliminate the need
for an additional freestanding commtmications tower in the area, thereby minimizing tower
proliferation.
Incorporating the communications facilities into an existing tall building also conforms to
Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations which suggests towers near high visibility areas, snch as along
major traffic corridors, should whenever possible be architecturally incorporated into the design
of a building. The recommended conditions will further minimize the possibility of any adverse
impact on area development, the Chesterfield County Public Safety Trunked System or the County
Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Plato-ring Conunission Meeting (9/15/98):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Shewmake, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Unanimous.
5 99SN0114/WP/OCT28P
Further, the Commission found this proposal to be in substantial accord with the
Comprehensive Plan.
The Board of Supervisors on Wednesday October 28, 1998, begintfing at 7:00 p.m., will take m~der
consideration this request.
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99SN0114/WP/OCT28P
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~99SN0114
:ND C
8
99SN0114
In Midlothian Magisterial District, RCTC WHOLESALE
CORPOP~ATION BY 360° COMMUNICATIONS COMPANY, ITS MANAGING
AGENT, requested amendment to Conditional Use Planned
Development (Case 82S039} and amendment of zoning district
map to permit a communications tower in a Corporate Office
(0 2} District. A communications tower attached to an
existing building 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 office use. This request lies on 8.0 acres
known as 9901 Midlothian Turnpike. Tax ID 750 708 0225
(Sheet 8).
Mr. Jacobson presented a summary of Case 99SN0114 and stated
that the Planning Commission and staff recommend approval
subject to conditions. He noted that the proposed request
conforms to the siting criteria of the Public Facilities
Plan for towers.
Mr. Dick Gibson, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
After brief discussion, on motion of Mr. Barber, seconded by
Mr. McHale, the Board approved Case 99SN0114 subject to the
following conditions:
1. In conjunction with site plan submission, the
owner/developer shall submit documentation as to
10/28/98
98 782
whether F~ approval is required for the erection of
the tower. If F~ approval is required, prior to
release of a building permit, a copy of F~ approval
shall be submitted to the Planning Department. (P)
2. 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)
3. 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)
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
10/28/98
98 783