99SN0264.pdfJune 23, 1999 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0264
Chesterfield Police and Chesterfield Fire
Bermuda Magisterial District
South Line of Bermuda Hundred Road
REQUEST: Conditional Use Planned Development to allow a communications tower with height
and setback exceptions in a Light Industrial (I-1) District.
PROPOSED LAND USE:
A 513 foot communications tower with accessory equipment is planned. The tower will
be part of Chesterfield County's emergency communications trunked system. The
proposed tower would be designed to provide enhanced emergency communications
service to the area. In addition, with approval of this request, the antennas of other
wireless communications service providers could be located on the tower.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed tower complies with the Eastern Area Land Use and Transportation
Plan which suggests the request property and surrounding area are appropriate for
general industrial use.
Providing a FIRST CHOICE Communi(v Through Excellence in Public Service.
The Public Facilities Plan and the Guidelines for Review of Substantial Accord
Determinations and/or Zoning Approval for Communications Tower Locations
suggests that communications towers should generally be located in an area
designated on the Plan for industrial use away from existing or anticipated areas of
residential development and for high visibility areas such as major arterial roads. The
site conforms to the siting criteria of the Guktelines since it is located in an area
designated on the Plan for general industrial use.
There exists a need for a tower in this ama to serve the County's enhanced emergency
communications system which will assist in protecting citizens' health, safety and
welfare.
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.
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 f'mal site plan review.
(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, a copy of FAA
approval shall be submitted to the Planning Depamnent prior to the
release of a building permit. (P)
(STAFF/CPC) 3.
Communications 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 of
equipment that is not part of the County system shall submit
information as deemed necessary by the Chesterfield County
Communications and Electronics staff to determine if any engineer'mg
study should be performed to analyze the possibility of radio
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
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 submkted to, and approved by, the Chesterfield County
Communications and Electronics staff. (GS)
The owner/developer of equipment that is not part of the County
system shall be responsible for correcting any frequency problems
which affect the Chesterfield County Public Safety Trunked System
caused by their equipment. Such corrections shall be made
immediately upon notification by the Chesterfield County
Communications and Electronics staff. (GS)
The trea1~nent, color and lighting system for the tower shall be as
follows:
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 the
FAA. If lighted, lighting dur'mg daylight hours shall be limited
to medium intensity strobe lights with upward reflection and
lighting dur'mg night time hours shall be limited to soft
blinking lights. (P)
At such time that the tower ceases to be used for communications
proposes 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)
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.)
With the approval of this request, a 363 foot exception to the 150 foot
height limitation for a communications tower in a Light Industrial (I-
1) District shall be granted. (P)
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(STAFF/CPC) 9. With the approval of this request, the following setback exceptions:
A 498 foot exception to the required 498 foot setback from
the eastern property boundary line.
A 498 foot exception to the required 498 foot setback from
the western property boundary line.
A 508 foot exception to the required 508 foot setback from
the rear property boundary line.
for a communications tower in a Light Industrial (I-1) District shall be
granted. (P)
(STAFF/CPC) 10.
The tower compound, excluding the access to Bermuda Hundred
Road, shall be located a minimum of 100 feet from the existing right-
of-way of Bermuda Hundred Road. (P)
GENERAL INFORMATION
Location:
South line of Bermuda Hundred Road, west of Discovery Drive.
6930 (Sheets 34 and 43).
Existing Zoning:
I-1
Size:
1.0 acre
Existing Land Use:
Vacant
Trax ID 828-650-Part of
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Adjacent Zoning & Land Use:
North - I-1 and A; Vacant
South - A; Vacant
East - A; Vacant
West - I-1; Vacant
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public water and
wastewater system is not required.
ENVIRONMENTAL
Drainage and Erosion:
The site drains to the south into a small tributary and then eventually into Johnson Creek.
There are no existing or anticipated on- or off-site drainage or erosion problems. A land
disturbance permit will be required for disturbance of more than 2,500 square feet of land
including the tower and access.
PUBLIC FACILITIES
Fire Service:
The proposed tower and associated equipment will have a minimal impact on fire and rescue
services.
Count,/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. As noted
herein, this tower would become a part of the County's enhanced communications system.
A preliminary review of this tower proposal has indicated that the facility will not interfere
with the County's communications system; however, as a further precaution, a condition
should be imposed to ensure that the communications equipment of non-county
communications service providers 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 of such equipment should be required
to correct any problems. (Condition 4)
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Transportation:
The Thoroughfare Plan identifies Bermuda Hundred Road as a major arterial with a
recommended right-of-way width of ninety (90) feet. Setbacks must be measured from the
ultimate right-of-way for Bermuda Hundred Road which is forty-five (45) feet from the
centerline of that roadway.
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 Eastern Area Land Use Plan
which suggests the property is appropriate for general industrial use.
Area Development Trends:
The request property is part of a large, industrially zoned tract. Area properties are zoned
industrially and agriculturally and remain vacant. It is anticipated that the area will experience
future industrial development consistent with the adopted Plan.
Site Design:
The tower site consists of an acreage parcel with access to be provided via a driveway to
Bermuda Hundred Road. Consistent with past actions, the tower site should be located away
from the road so as to ~ze the visual impact from the road (Condition 10). The Federal
Aviation Administration (FAA) 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 5)
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 1)
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Architectural Treatment:
The request property lies within an Emerging Growth Area. New construction associated
with the tower should comply with Emerging Growth requirements relative to architectural
treaunent of buildings and screening of mechanical equipment. (Condition 7)
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 6)
CONCLUSIONS
The proposed tower conforms to the siting criteria of the adopted Public Facilities Plan and
Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations which suggest that towers should be located in industrial
locations, away from existing or anticipated areas of residential development and from high visibility
areas such as major arterial roads. The proposal is consistent with the Eastern Area Land Use and
Transportation Plan which suggests that the request site and surrounding area are appropriate for
general industrial use.
It is important to note that there exists a need for a new tower in this area to serve the County's
enhanced emergency communications system which will assist in protecting citizens' health, safety
and welfare.
Given these considerations, approval of this request would be appropriate.
CASE HISTORY
Planning Commission Meeting (5/18/99):
The applicant accepted the recommendation.
There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the conditions on pages 2 through 4.
AYES: Messrs. Gulley, Cunningham, Marsh and Shewmake.
ABSENT: Mr. Miller.
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Further, for the reasons stated herein, the Commission found this request substantially in
accord with the Comprehensive Plan. The Code of Virginia, as amended, grants the Board
the authority to "overrule the action of the Commission by a vote of the majority of the
membership thereof."
The Board of Supervisors, on Wednesday, June 23, 1999, beginning at 7:00 p.m., will take under
consideration this request.
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TOWER COMPOUND
I00~ X I00'
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