99SN0138.PDFNovember 24, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0138
Sprint PCS
Clover Hill Magisterial District
201 Arboretum Parkway
REOUEST: Amendment to Conditional Use Planned Development (Case 85S076) to permit a
communications tower that is not architecturally incorporated into the design of a
building in a Corporate Office (0-2) District.
PROPOSED LAND USE:
A communications tower and associated improvements are planned. Specifically,
the Zoning Ordinance permits cormnunications towers of up to 150 feet in height
in an 0-2 District, provided the tower is architecturally incorporated into the
design of a building for a permitted use and is found to be in Substantial Accord
with the Comprehensive Plan. If the architectural restriction cannot be met, the
tower can be permitted as a Conditional Use. However, conditions of zoning
approval for Case 85S076 restricted uses on the property and did not permit
communications towers. The applicant is seeking amendment to Case 85S076 to
permit the tower and, further, to erect the tower without having to comply with the
architectural restriction. As proposed, the tower would consist of antennas
incorporated into a flagpole mounted on the top of an existing hotel.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 3 WHICH WOULD
REQUIRE THAT THE COMMUNICATIONS TOWER BE ARCHITECTURALLY
INCORPORATED INTO THE BUILDING.
STAFF RECOMMENDATION
Recommend approval of the request to amend Case 85S076 to permit communications tower use
that is architecturally incorporated into the design of a building. This recommendation is made
for the following reasons:
The Public Facilities Plan suggests that communications towers should generally
be located to minimize the visual impact on existing or planned areas of
development and be co-located on existing improvements. Incorporating the tower
into the architectural treatment of an existing hotel would not generate an adverse
visual impact on area development and conform to the co-location criteria of the
Plan.
The request property is located at the intersection of Midlothian Turnpike and
Powhite Parkway which are heavily traveled, major arterial roads. Incorporating
the tower into the architecture of an existing, permitted hotel would conform to the
Guidelines for Review of Substantial Accord Determination and/or Zoning
Approval for CommunicatiQlls Tower Lq)cations which suggest that
communications towers in the vicinity of major arterial roads be incorporated into
the architectural treatment of a building or possess design features that mask the
utilitarian nature of the tower.
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.
Other wireless service providers have expressed a desire to find antenna space in
the vicinity of the Midlothian Turnpike/Powhite Parkway interchange.
Incorporating the tower into the architecture of an existing building would create
an opportunity for additional antennas to be located on the hotel, thereby
eliminating the need for one (1) or more additional freestanding or building-
mounted communications tower(s) in the area and minimizing tower proliferation.
Specifically, if properly designed, modifications to the architectural design of the
existing hotel, to accommodate the applicant's antennas, could also accormnodare
the antennas of other wireless communications service providers.
The applicant's proposal, to incorporate the connnnnications tower into a flagpole
on the roof of the hotel, fails to comply with the architectural criteria of the
Guidelil~es. In addition, approval of this request could set a precedent for requests
to place additional flagpole antennas on the roof of the hotel, leading to a
proliferation of flagpole-type antennas on the existing hotel and other tall buildings
throughout the County.
(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.)
99SN0138/WP/NOV24K
CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
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)
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)
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 communications tower and associated equipment shall comply
with Section 19-138 (h) of the Zoning Ordinance. (P)
If the communications tower and associated equipment are located
on the roof deck of the existing structure, the tower and equipment
shall be located generally in the center of the roof deck and
measures shall be taken to incorporate the improvements into the
architectural design of the building.
The communications tower and associated equipment may,
however, be incorporated into the architectural design of the
existing facade of the building. The exact treatment shall be
approved by the Planning Department. (CPC)
3 99SN0138/WP/NOV24K
GENERAL INFORMATION
Location:
Southwest quadrant of the intersection of Midlothian Turnpike and Powhite Parkway and
better known as 201 Arboretum Parkway. Tax ID 754-705-3610 (Sheet 8).
Existing Zoning:
0-2 with Conditional Use Planned Development
Size:
3.2 acres
Existing Land Use:
Commercial (Amerisuites Hotel at the Arboretum)
Adjacent Zoning & Land Uses:
North - C-3; Vacant
South - 0-2 with Conditional Use Planned Development; Office and commercial
(Arboretum)
East - R-7; Midlothian Turnpike/Powhite Parkway interchange
West - C-3; Commercial
UTILITIES
The tower and associated equipment will not require the use of the public water and wastewater
systems.
Drainage and Erosion:
ENVIRONMENTAL
No existing or anticipated on- or off:site drainage or erosion problems with the
improvements to accommodate 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.
99SN0138/WP/NOV24K
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 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 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 p~blic 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.
Area Development Trends:
The request property has been developed as a hotel (Amerisuites at Arboretum). Area
properties along this portion of the Midlothian Turnpike Corridor are zoned and developed
for a mix of office and commercial uses. These development trends are expected to
continue.
5 99SN0138/WP/NOV24K
Site Design:
As noted herein, the request property is occupied by a hotel. The proposed
comnmnications tower would consist of antennas and associated mechanical equipment
mounted on the roof of the hotel. As proposed, the antennas would be incorporated into
a flagpole.
Architectural Treatment:
The Zoning Ordinance allows communications towers as a restricted use in a Corporate
Office (O-2) District. Specifically, the Ordinance states that the tower use, to include
antennas, cabling and other associated equipment to accommodate the tower use, be
architecturally incorporated into the design of the building and screened from public view.
The applicant desires to erect a tower which is not architecturally incorporated into the
building.
CONCLUSIONS
The Public Facilities Plan suggests that communications towers should generally be located to
minimize the visual impact on existing or planned areas of development and be co-located on
existing improvements. Incorporating the tower into the architectural treatment of an existing,
hotel would not generate an adverse visual impact on area development and conform to the co-
location criteria of the Plan. In addition, the request property is located at the intersection of
Midlothian Turnpike and Powhite Parkway which are heavily traveled, major arterial roads.
Incorporating the tower into the architecture of an existing, hotel would conform to the Guidelines
for Review of Substantial Accord Determination and/or Zoning Approval for Co~rmmnications
Tower Locations which suggest that communications towers in the vicinity of major arterial roads
be incorporated into the architectural treamaent of a building or possess design features that mask
the utilitarian nature of the tower. The recommended conditions further minimize the possibility
of any adverse impact on area development, the Chesterfield County Public Safety Trunked
System or the County Airport.
Other wireless service providers have expressed a desire to find antenna space in the vicinity of
the Midlothian Turnpike/Powhite Parkway interchange. Incorporating the tower into the
architecture of an existing building would create an opportunity for additional antennas to be
located on the hotel, thereby eliminating the need for one (1) or more additional freestanding or
building-mounted communications tower(s) in the area and minimizing tower proliferation.
Specifically, if properly designed, modifications to the architectural design of the existing hotel
to accommodate the applicant's antennas could also accommodate the antennas of other wireless
communications service providers. The applicant should explore the possibility of sharing the cost
of architectural modifications with other wireless service providers seeking antenna space in the
area.
99SN0138/WP/NOV24K
The applicant's proposal, to incorporate the communications tower into a flagpole on the roof of
the hotel, fails to comply with the architectural criteria of the Guidelines. In addition, approval
of this request could set a precedent for requests to place additional flagpole antennas on the roof
of the hotel, leading to a proliferation of flagpole-type antennas on the existing hotel and other tall
buildings throughout the County.
Given these considerations, approval of the request to permit a communications tower use would
be appropriate provided the structure is incorporated into the architecture of the existing hotel.
CASE HISTORY
Planning Commission Meeting (10/20/98):
The applicant accepted the recommendation.
There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Miller, the Commission recommended
approval of this request subject to the conditions on page 3 which would require that the
conmmnications tower and associated equipment be incorporated into the architectural
design of the building.
AYES: Unanimous.
Further, the Commission found the 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.
7 99SN0138/WP/NOV24K
'HE ARBO~
AMEND C.U.P.D.
;H. 8
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99SN0138
In Clover Hill Magisterial District, SPRINT PCS requested
amendment to Conditional Use Planned Development (Case
85S076) 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 3.2 acres known as 201
Arboretum Parkway. Tax ID 754 705 3610 (Sheet 8).
Mr. Poole presented a summary of Case 99SN0138 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.
There was brief discussion relative to the definition of
'~architecturally incorporated" into the design of a
building.
Mr. Chuck Rothenberg, representing the applicant, stated
that the recommendation is acceptable. He presented the
Board with a visual display of the design of the building
where the proposed tower is to be located.
There was brief discussion relative to improved technology
as it relates to towers.
There was no opposition present.
On motion of Mr. Warren, seconded by Mr. Barber, the Board
approved Case 99SN0138 subject to the following conditions,
which require that the communications tower be
architecturally incorporated into the building:
1 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, 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
11/24/98
98 882
Nays:
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 communications tower and associated equipment
shall comply with Section 19 138 (h) of the Zoning
Ordinance. (P)
If the communications tower and associated equipment
are located on the roof deck of the existing
structure, the tower and equipment shall be located
generally in the center of the roof deck and measures
shall be taken to incorporate the improvements into
the architectural design of the building. The
communications tower and associated equipment may,
however, be incorporated into the architectural design
of the existing facade of the building. The exact
treatment shall be approved by the Planning
Department. (CPC)
Humphrey, Warren, Barber, Daniel, and McHale.
11/24/98
98 883