99SN0135.PDFOctoLcr 20, 199g CPC
November 24, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0135
Sprint PCS
Dale Magisterial District
North line of Ridgedale Parkway
REOUEST: Amendment to Conditional Use Planned Development (Case 87S133) to permit a
communications tower and height exception in a Corporate Office (0-2) District.
PROPOSED LAND USE:
A 199 foot comrnunications tower and accessory equipment is planned. Specifically, a
communications tower having a maximum height of 150 feet is typically permitted in 0-2
Districts subject to the tower being architecturally incorporated into, and compatible with,
the design of a building used for a permitted use. If the architectural restriction cannot be
met, the tower can be permitted as a Conditional Use. Current zoning on the request
property does not allow communications towers. Therefore, the applicant is requesting
amendment to Conditional Use Planned Development (Case 87S133) to permit the
communications tower use which will not be architecturally incorporated into a principal
building. Further, the applicant is seeking a forty-nine (49) foot exception to the 150 foot
height restriction.
plANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4
AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed tower site is located on property that the Central Area Plan suggests
is appropriate for regional mixed use and is part of a larger zoned tract being
developed for a mix of higher density residential, office and commercial uses
(Chippendale). In addition, the site provides enough wooded acreage to
accommodate a buffer of mature trees wttich will minimize the view of the tower
from Chippenham Parkway and area residential development and has sufficient
acreage to acconmaodate landscaping around the tower site to minimize views of
the tower from within the Chippendale project. Subject to the recommended buffer
condition, the tower conforms to the siting criteria of the Public Facilities Plan and
Guidelines for Review of Substantial Accord Determinations and/or Zoning
Approval for Communications Tower Locations. Specifically, the Guidelines
suggest that communications towers should generally be located away, and views
minimized, from areas of anticipated residential development and high visibility
areas, such as from along Chippenham Parkway, or otherwise be designed to
minimize the visual impacts of the tower on such anticipated areas of development.
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 AGR~EED 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 COMM'ISSION.)
CONDITIONS
(STAFF/CPC) 1.
A minimum 100 foot buffer shall be maintained around the
perimeter of the tower site, between the tower enclosure and the
request site boundaries. Except for one (1) access and utilities,
which may be extended generally perpendicular throug~ this buffer,
existing trees 2.5 inches in caliper or greater located within this
buffer shall be preserved and maintained. These trees shall be
supplemented where necessary to minimize the views of the tower
and associated equipment from the request site boundaries. Any
cleared areas of 300 square feet or greater shall be planted with
trees of species having an average minimum mature crown spread
of greater than thirty (30) feet and a minimum caliper of 2.5 inches
at the time of planting, to achieve minimum density of one (1) tree
for each 300 square feet of cleared area. At the time of site plan
review, a landscaping plan depicting this requirement shall be
submitted to the Planning Department for review and approval. (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
2
99SN0135/WP/NOV24I
(STAFF/CPC)
(STAFF/CPC)
STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
depicting this requirement shall be submitted to the Planning
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 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 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 tower
location and height, and 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 owner/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
Conm~un/cations and Electronics staff. (GS)
The treatment, color and lighting system for the tower shall be as
follows:
The tower shall be grey or another neutral color, acceptable
to the Planning Depmlanent.
The tower shall not be lighted unless lighting is required by
the FAA. If lighted, 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)
At such time that the tower ceases to be used for communications
purposes for a period exceeding twelve (12) consecutive months, the
3 99SN0135/WP/NOV24I
owner/developer shall dismantle and remove the tower and all
associated equipment from the property. (P)
(STAFF/CPC) 8. With the approval of this request, a forty-nine (49) foot exception
to the 150 foot height limitation for towers in Corporate Office (O-
2) Districts shall be granted. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Antenna Types. Only antennas of whip or panel design shall be
permitted on the communication tower.
(STAFF/CPC) 2. Tower Design. The tower shall be of a monopole design.
GENERAL INFORMATION
Location:
Northern terminus of Ridgedale Parkway. Tax ID 774-689-Part of 5767 (Sheet 15).
Existing Zoning:
0-2 with Conditional Use Planned Development
Size:
2.8 acres
Vacant
Adjacent Zoning & Land Use:
North; South; East; and West - 0-2 with Conditional Use Planned Development; Vacant
The tower and associated equipment will not be a manned facility; therefore, the use of the public
water and wastewater systems is not required.
4
99SN0135/WP/NOV24I
Drainage and Erosion:
ENVIRONMENTA 1,
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 disturbed by the
construction of the tower and associated improvements.
P BLIC FA I
Fire Service and Transportation:
The proposed tower and associated equipment 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 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, 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 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 to~ver 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 3)
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plarl which suggests
that the property is appropriate for regional mixed use.
5 99SN0135/WP/NOV24I
Area Development Trends:
The request property is part of the Chippendale mixed use project, currently being
developed for a mix of higher density residential, office and commercial uses.
Surrounding properties, in the vicinity of the Iron Bridge Road/Chippenham Parkway
interchange, are zoned and/or developed for agricultural, single family residential, higher
density residential, public/semi-public, office and commercial uses. It is anticipated that
properties in the vicinity of the interchange will continue to develop for this mix of uses.
Zoning HistoD,:
On January 25, 1989, the Board of Supervisors upon a favorable recommendation by the
Planning Commission, approved rezoning and Conditional Use Planned Development on
the request property and surrounding area, in the southwest quadrant of Iron Bridge Road
and Chippenham Parkway, to permit a mixed use development (Case 87S133,
Chippendale).
Site Design:
As noted herein, the request property is part of a larger parcel that is being developed for
a mix of higher density residential, office and commercial uses (Chippendale). The
proposed tower site consists of a fenced enclosure with a tower and accessory equipment.
Vehicular access to the tower site will be provided to Ridgedale Parkway.
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 within the Iron Bridge Road Emerging Growth Area. Within
Emerging Growth Areas, buildings visible to any public right of way may not consist 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 rather, 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 public right of way. No building
exterior could be constructed of unpainted concrete block or corrugated and/or sheet metal.
6
99SN0135/WP/NOV24I
Mechanical equipment, whether ground-level or rooftop, must be screened from adjacent
property and public rights of way and designed to be perceived as an integral part of the
building.
The applicant, in response to concerns relative to the design of the tower, has agreed that
the tower will be of a monopole design with no microwave dish-type antennas. (Proffered
Conditions 1 and 2)
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 7)
CONCLUSIONS
The proposed tower site is located on property that the Central Area Plan suggests is appropriate
for regional mixed use and is part of a larger zoned tract being developed for a mix of higher
density residential, office and commercial uses (Chippendale). In addition, the site provides
enough wooded acreage to permit screening of the tower from Chippenham Parkway to the north
and area residential development to the west with a buffer of mature trees, and to permit
landscaping around the tower site to minimize views of the tower from within the Chippendale
project to the south and east. Subject to the recommended buffer and landscaping condition, the
tower conforms to the siting criteria of the Public Facilities Plan and Guidelines for Review of
Substantial Accord Determinations and/or Zoning Approval for Communications Tower
Locations. Specifically, the Plan and Guidelines suggest that communications towers should
generally be located away, and views of the tower minimized, from areas of anticipated residential
development and high visibility areas, such as from along Chippenham Parkway. 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 Trunked
System or the County Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (10/19/98):
Proffered Conditions 1 and 2 were submitted.
7 99SN0135/WP/NOV24I
Planning Commission Meeting (10/20/98):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the conditions on pages 2 through 4 and acceptance of
the proffered conditions on page 4.
AYES: Unanimous.
Further, the Commission found this request 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.
99SN0135/WP/NOV24I
$ C
CITY OF RICHMOND
ROCK
;N0155
;.U.P.D.
SH. 15
DR.
99SN0135
In Dale Magisterial District, SPRINT PCS requested amendment
to Conditional Use Planned Development (Case 87S133) and
amendment of zoning district map to permit a communications
tower and height exception in a Corporate Office (0 2)
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 regional mixed use.
This request lies on 2.8 acres fronting approximately 25
feet on the north line of Ridgedale Parkway, approximately
4,000 feet north of Gravelbrook Drive. Tax ID 774 689 Part
of 5767 (Sheet 15).
Mr. Poole presented a summary of Case 99SN0135 and stated
that the Planning Commission and staff recommend approval
subject to conditions and acceptance of the proffered
conditions. He noted that the proposed request conforms to
the siting criteria for towers.
Mr. Chuck Rothenberg, representing the applicant, stated
that the recommendation is acceptable.
There was no opposition present.
After brief discussion, on motion of Mr. Daniel, seconded by
Mr. McHale, the Board approved Case 99SN0135 subject to the
following conditions:
1. A minimum 100 foot buffer shall be maintained around
the perimeter of the tower site, between the tower
enclosure and the request site boundaries. Except for
one (1) access and utilities, which may be extended
generally perpendicular through this buffer, existing
trees 2.5 inches in caliper or greater located within
this buffer shall be preserved and maintained. These
trees shall be supplemented where necessary to
minimize the views of the tower and associated
equipment from the request site boundaries. Any
cleared areas of 300 square feet or greater shall be
planted with trees of species having an average
minimum mature crown spread of greater than thirty
(30) feet and a minimum caliper of 2.5 inches at the
time of planting, to achieve minimum density of one
(1) tree for each 300 square feet of cleared area. At
the time of site plan review, a landscaping plan
depicting this requirement shall be submitted to the
Planning Department for review and approval. (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
11/24/98
98 879
And,
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 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 tower
location and height, and 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 owner/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 grey or another neutral
color, acceptable to the Planning Department.
b. The tower shall not be lighted unless
lighting is required by the F~. If lighted,
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)
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)
With the approval of this request, a forty nine (49)
foot exception to the 150 foot height limitation for
towers in Corporate Office (0 2) Districts shall be
granted. (P)
further, the Board accepted the following proffered
11/24/98
98 880
conditions:
1.
Antenna Types. Only antennas of whip or panel design
shall be permitted on the communication tower.
2. Tower Design. The tower shall be of a monopole
design.
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
Mrs. Humphrey recognized Mr. James Bowling, Senior Planner,
for his efforts towards the preparation of staff reports
regarding telecommunications towers.
11/24/98
98 881