98sn0287.pdfREOUEST:
November 24, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0287
(Amended)
Triton PCS, Inc.
Dale Magisterial District
Southwest quadrant of Drexelbrook Drive and Belmont Road
(Amended) Conditional Use Planned Development to permit a communications
tower and setback exception in Residential (R-9) and Agricultural (A) Districts.
PROPOSED LAND USE:
A 125 foot communications tower and associated improvements are planned within
a Virginia Power electrical transmission line easement. However, with approval
of this request, a communications tower of up to 150 feet in height would be
permitted. Specifically, the tower would be incorporated into the structure of an
existing electrical transmission structure, located on the agriculturally zoned
portion of the request property. As noted herein, the Zoning Ordinance permits
communications towers of up to 150 feet in height in Agricultural (A) Districts.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
AYES: MESSRS. SHEWMAKE, MARSH, CUNNINGHAM AND GULLEY.
ABSENT: MR. MILLER.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The Public Facilities Plan suggests that communications towers should generally
be located to minimize the impact on existing or planned areas of development, and
that energy and conmaunications facilities should co-locate whenever feasible. The
tower would be incorporated into an existing, permitted Virginia Power electrical
n'ansmission structure. The addition of the communications facilities into the
existing transmission structure would not generate a visual impact on area
residences that is significantly greater than the visual impact of the existing
Virginia Power electrical traasmission structure and conforms to the co-location
criteria of the Plall.
Incorporating the communications facilities into an existing Virginia Power
electrical transmission structure will eliminate the need for an additional
freestanding communications tower in the area, thereby n~Jmizing tower
proliferation.
Similar communications tower/Virginia Power structure co-locations have occurred
throughout the County, with no known adverse impacts on nearby development.
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.
(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)
There shall be no signs permitted to identify this use. (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, prior to
release of a building permit, a copy of FAA approval shall be
submitted to the Planning Deparm~ent. (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,
2 98SN0287/WP/NOV24G
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
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
inunediately upon notification by the Chesterfield County
Communications and Electronics staff. (GS)
The color and lighting system for the tower shall be as follows:
The tower shall be gray or another neutral color,
acceptable to the PlannLng Department.
b. The tower shall not be lighted. (P)
All 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, or associated with, any building from
adjacent properties and public rights of way. Screening would not
be required for the tower or tower-mounted equipment or for
ground-mounted equipment cabinets.)
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)
In conjunction with the approval of this request, a forty (40) foot
exception to the 100 foot front yard setback requirement from
Belmont Road for towers in Agricultural (A) Districts shall be
granted. (P)
3 98SN0287/WP/NOV24G
GENERAL INFORMATION
Location:
Southwest quadrant of Drexelbrook Drive and Belmont Road. Tax ID 765-684-Part of
9017 and 765-683-Part of 4157 (Sheet 15),
R-9 and A
Size:
4.3 acres
Virginia Power transmission line
Adjacent Zoning & Land Uses:
North - R-9; Virginia Power transmission line
South - R-7; Virginia Power transmission line and single family residential
East - R-7; Virginia Power transmission line and single family residential
West - R-9 and A; Single family residential and vacant
The tower and associated equipment will not require the use of the public water and wastewater
systems.
D ' e and Erosi n:
No existing or anticipated on- or off-site drainage or erosion problems with the
improvements to accomrnodate the tower. A land disturbance permit is not required if less
than 2,500 square feet of land area is disturbed by the construction of the tower and
associated improvements,
4 98SN0287/WP/NOV24G
PUBLIC FACILITIES
Fire Service and Transportation:
This use will have a minimal impact on these facilities.
COUNTY COMMUNICATIONS
The Zoning Ordinance 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 n~crowave 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, as a further precaution, if this 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 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; 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 2)
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plan which suggests
the property is appropriate for residential use of 1.00 to 2.5 units per acre.
The Public Facilities Plan, an element of the Comprehensive Plan, suggests that energy and
communications uses should be located to minimize impacts on existing and future areas
of development and that such uses should co-locate whenever feasible.
Area Development Trends:
The request property is part of a Virginia Power electrical transmission structure within
a Virginia Power electrical transmission easement at the entrance to Pennwood
5 98SN0287/WP/NOV24G
Subdivision. Surrounding properties am zoned residentially and agriculturally and are
developed as single family residences, on lots in Pennwood and Land-O-Pines
Subdivisions, or remain vacant.
Site Desien:
As noted herein, the request property is occupied by a Virginia Power electrical
transmission structure. The proposed communications tower site would be located within
the transmission structure. Access for the tower site is provided via a driveway to
Drexelbrook Drive.
Given the proximity of area residences, the tower should be gray or other neutral color and
should not be lighted. (Condition 5)
Architectural Treatment:
The request property lies within an Emerging Growth Area. A condition should be
imposed to require compliance with Emerging Growth requirements relative to
architectural treat~nent of buildings and screening of associated mechanical equipment
(Condition 7). However, imposition of Condition 7 would not require screening of the
tower or tower-mounted equipment or ground-mounted equipment cabinets.
In addition, 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 8)
CONCLUSIONS
The Public Facilities Plan suggests that communications towers should be located to minimize the
impact on existing or planned areas of development and that energy and communications facilities
should co-locate whenever feasible. Specifically, the communications tower would be
incorporated into an existing, permitted Virginia Power electrical transmission structure and
conforms to the co-location criteria of the Plan. The addition of the communications facilities into
the structure of the existing transmission tower does not generate a visual impact on area
residences that is significantly greater than the visual impact of the existing Virginia Power
electrical transmission tower and will eliminate the need for an additional freestanding
communications tower in the area, thereby minimizing tower proliferation.
As noted herein, similar communications tower/Virginia Power structure co-locations have
occurred throughout the County, with no known adverse impacts on nearby development. In
addition, the recommended conditions will further minimize the possibility of any adverse impact
on area development, as well as on the Chesterfield County Public Safety Trunked System or the
County Airport.
98SN0287/WP/NOV24G
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (8/28/98):
The applicant amended the request to withdraw an exception to height limitations.
Applicant (9/11/98):
The applicant amended the application to request a setback exception for the tower, as
discussed herein.
Planning Commission (9/15/98):
The Commission acknowledged withdrawal of the height exception. At the request of the
applicant, the Commission deferred this case to October 20, 1998, to allow advertisement
of the requested setback exception.
Staff (9/16/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than September 22, 1998, for consideration at the Commission's
October 20, 1998, public hearing. Also, the applicant was advised that a $250.00 deferral
fee must be paid prior to the Commission's public hearing.
Applicant (10/5/98):
The applicant paid the $250.00 deferral fee.
Planning Commission Meeting (10/20/98):
Mr. Miller declared a conflict of interest and left the room.
The applicant accepted the recommendation.
7 98SN0287/WP/NOV24G
There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Messrs. Shewmake, Marsh, Cumngham and Gulley.
ABSENT: Mr. Miller.
Further, the Commission found this proposal to be in substantial accord with the
Comprehensive Plan.
The Board of Supervisors, on Tuesday, November 24, 1998, beginning at 7:00 p.m., will take
under consideration this request.
8 98SN0287/WP/NOV24G
RD.
FAIRPIN
Pit
FAIRPINES
AMENDED)~
C.U. PD.
SH. 15
98SN0287 (Amended)
In Dale Magisterial District, TRITON PCS, INC. requested
Conditional Use Planned Development and amendment of zoning
district map to permit a communications tower and setback
exceptions. A 125 foot communications tower incorporated
into an existing Virginia Power transmission structure 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
residential use of 1.00 to 2.5 units per acre. This request
lies in Residential (R 9) and Agricultural (A) Districts on
4.3 acres fronting approximately 142 feet on the south line
of Drexelbrook Drive, also fronting approximately 350 feet
on Belmont Road and located in the southwest quadrant of the
intersection of these roads. Tax ID 765 684 Part of 9017
and 765 683 Part of 4157 (Sheet 15).
Mr. Poole presented a summary of Case 98SN0287 and stated
that the Planning Commission and staff recommend approval
subject to conditions. He noted that the proposed request
conforms to the siting criteria for towers.
Mr. Brennan Keene, representing the applicant, stated that
11/24/98
98 873
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. Daniel, seconded by Mr. McHale, the Board
approved Case 98SN0287 subject to the following conditions:
1 There shall be no signs permitted to identify this
use. (P)
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, prior to
release of a building permit, a copy of FAA approval
shall be submitted to the Planning Department. (P)
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)
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)
5 The 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. (P)
6 Ail driveways and parking areas shall be graveled or
paved and maintained to minimize dust problems and
provide ease of ingress and egress. (P)
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, or associated with,
any building from adjacent properties and public
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98 874
Ayes:
Nays:
rights of way. Screening would not be required for
the tower or tower mounted equipment or for ground
mounted equipment cabinets.)
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)
In conjunction with the approval of this request, a
forty (40) foot exception to the 100 foot front yard
setback requirement from Belmont Road for towers in
Agricultural (A) Districts shall be granted. (P)
Humphrey, Warren, Barber, Daniel, and McHale.
None.
11/24/98
98 875