99SN0194.pdfJuly 28, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0194
(AMENDED)
David Gregory, Triton PCS, Inc.
and
John Brenkus, Triton PCS, Inc.
Matoaca Magisterial District
North line of Woolridge Road
REQUEST: (AMENDED) Conditional Use Planned Development to permit a communications
tower and height exception in an Agricultural (A) District.
PROPOSED LAND USE:
A 199 foot communications tower with accessory equipment is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4
AND ACCEPTANCE OF THE PROFFERED CONDITION ON PAGES 4 AND 5.
AYES: MESSRS. MILLER, CUNNINGHAM, MARSH AND SHEWMAKE.
ABSENT: MR. GULLEY.
Providing a FIRST CHOICE Communi(v Through Excellence in Public Service
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The request property consists of contiguous acreage parcels having substantial depth
from Woolridge Road and the rear of this property contains a Resource Protection
Ama (RPA). The applicant proposes to locate the tower in the vicinity of this RPA,
on a portion of the property possessing a mature stand of trees of sufficient width to
provide a 100 foot buffer around the tower ske, which would satisfy the siting criteria
of the adopted Public Facilities Plan and Guidelines for Review of Substantial Accord
Determination and/or Zoning Approval for Communications Tower Locations for
towers in this portion of the County. The proposed tower site conforms to the
adopted siting criteria because it will generally be located away from areas of
anticipated residential development as well as from high visibility areas, such as along
maj or arterial roads.
The recommended conditions 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.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
The communications tower shall be located as generally depicted on
the plan entitled "Triton PCS, Inc.: RI-1-088E--Lacy Property II,
6250 Woolridge Road, Moseley, Virginia" dated 2-22-99 and last
revised 3-12-99. (P)
The tower shall be restricted to a maximum height of 199 feet. (P)
There shall be no signs permitted to identify this use. (P)
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 the f'mal site plan review.
(P)
In conjunction with site plan submission, the Owner/Developer shall
2 99SN0194/WP/JULY28I
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
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)
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 engineer'mg
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 Electronic
staff. (GS)
The Owner/Development 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 Electronic staff. (GS)
The tmaunent, color, lighting system and design of 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 unless lighting is required by the
FAA. If lighted, the 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.
(c) The tower shall be of a monopole design. (P)
All driveways and parking areas shall be graveled or paved and
maintained to ~e dust problems and provide ease of ingress and
egress. (P)
With the exception of the tower and antenna or other tower-mounted
equipment, any buildings and/or mechanical equipment shall comply
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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 ground-mounted
equipment.)
(STAFF/CPC) 11.
A minimum 100 foot buffer shall be maintained around the per'Lmeter
of the tower site. Except for access and utilities, which may be
extended generally perpendicular through this buffer, existing healthy
trees 2.5 inches in caliper or greater within this buffer shall be
preserved and maintained. Existing trees shall be supplemented where
necessary to minimize the views of the tower and associated
equipment from adjacent properties and public rights of way.
Additional planting shall consist of trees of species having an average
minimum mature crown spread of thirty (30) feet and a minimum
caliper of 2.5 inches at the time of planting, to achieve a 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 Depamnent for review
and approval. (P)
(STAFF/CPC) 12.
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)
(STAFF/CPC) 13.
In conjunction with the approval of this request, a forty-nine (49) foot
exception to the 150 foot height limitation shall be granted. (P)
PROFFERED CONDITION
(STAFF/CPC)
Except as provided herein, if requested by any County fire or safety agency
or by any non-commercial fire and/or rescue squad station located within the
County which could be served by the proposed communication tower, the
Applicants shall permit such agency or station to install its communications
equipment on the tower without charge. Notwithstanding the foregoing, the
Applicants shall not be required to provide such space to such agency or
station if the Applicants submit an engineer'mg study to the Planning
Department con£mning that (i) the tower cannot structurally support the
agency's or station's equipment, taking into account existing equipment on
4 99SN0194/WP/JULY28I
Location:
the tower, equipment that the Applicants are committed to install on the
tower, and other relevant factors, including space on the ground for
equipment that supports tower-mounted equipment, or (ii) the tower cannot
accommodate the agency's or station's equipment because of technical
constraints due to potential frequency interference between the agency's or
stations equipment and equipment installed or to be installed on the tower.
GENERAL INFORMATION
North line of Woolridge Road, northeast of Otterdale Road. Tax ID 709-677-3264 and 709-
676-6590 and 9324 and 709-678-5743 (Sheet 19).
Existing Zoning:
Size:
A
49.8 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North, South, East, and West - A; Single family residential, agricultural or vacant
UTILITIES
The proposed tower and associated equipment will not necessitate a manned facility; therefore, the
use of the public water and wastewater systems is not required.
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ENVIRONMENTAL
Drainage and Erosion:
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 is disturbed by the
construction of the tower and associated improvements.
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed tower and associated equipment will have a minimal impact on these facilkies.
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 detr'Lmental 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 communications system; however, if this request is approved, Condition 6 would ensure that
the tower is designed and constructed so as not to interfere with the Chesterfield County Public
Safety Trunked System. In addition, once the tower is in operation, if interference occurs, the
owner/developer would be required to correct any problems. (Condition 7)
The applicant has proffered to provide space on the tower to accommodate antennas for any County
agency or fire/rescue squad station located within the County, if at the time the agency or station
requests the space, the tower can structurally support the equipment and space is available.
(Proffered Condition)
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, if this request is approved, any necessary FAA approvals
for this facilky should be obtained prior to the release of a building permk. (Condkion 5)
6 99SN0194/WP/JULY28I
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Upper Swift Creek Plan which suggests
the request property and surrounding area are appropriate for residential use of 2.2 unks per
acre or less.
Area Development Trends:
The request property is located in an area character[zed by single family residences on acreage
parcels, agricukural uses and vacant land. It is anticipated that properties in the vicinky of
the request ske will eventually be zoned and developed for residential use.
Site Design:
As noted herein, the request property consists of contiguous acreage parcels having a
substantial depth from Woolridge Road. Access to the tower would be provided via a
driveway to Woolridge Road.
Given the anticipated visibility of the proposed tower and its proximity to anticipated future
area residential development, any tower approved on this property should be located on the
request property where existing, mature vegetation can serve to minimize the view of the
tower from area residences and public rights of way. (Conditions 1 and 11)
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 8)
Consistent with past actions on similar facilities, the base of the tower should be secured with
a fence to discourage trespassing. (Condition 4)
Architectural Treatment:
The request property lies within an Emerging Growth Area. Given the potential for future
development in the area, a condition should be imposed to require compliance with Emerging
Growth requirements relative to architectural trea1~nent of buildings and screening of
mechanical equipment (Condition la). Specifically, Condition la would require that no
building exterior which would be visible to any agricultural district or any public right of way
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 adjoining residential or agricultural
7 99SN0194/WP/JULY28I
district or any public right of way. No building exterior could be constructed of unpainted
concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-
level or rooftop, would have to be screened from public view and designed to be perceived
as an integral part of the building. The views of function and accessory boxes would have to
be minimized from adjacent properties and public rights of way. However, it should be noted
that imposition of Condition 10 would not require screening of the tower or tower-mounted
equipment.
Consistent with past actions on similar facilities, the tower should be of a monopole design.
(Condition 8.c.)
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 12)
Buffers:
Consistent with past buffer conditions typically approved for tower sites in agricultural and
residential areas, a 100 foot buffer around the tower site should be provided. (Condition 11)
CONCLUSIONS
The proposed tower lies within the boundaries of the Upper Swift Creek Plan which suggests the
request property and surrounding area are appropriate for residential use of 2.2 units per acre or less.
However, the request property consists of contiguous acreage parcels having a substantial depth
from Woolridge Road and the rear of the property contains a Resource Protection Area (RPA). As
proposed, the tower would be located in the vicinity of this RPA. A mature stand of trees of
sufficient width to provide a 100 foot buffer around the tower site is proposed, thereby satisfying the
siting criteria of the adopted Public Facilities Plan and Guidelines for Review of Substantial Accord
Determination and/or Zoning Approval for Communications Tower Locations for towers in this
portion of the County. In addition, the proposed tower site conforms to the adopted siting criteria
because it will generally be located away from areas of anticipated residential development as well
as from high visibility areas, such as along major arterial roads.
The communications tower, as proposed, would be located approximately 2,200 feet from Woolridge
Road which is designated on the Thoroughfare Plan as a major arterial road.
The recommended conditions will further minimize the possibility of any adverse impacts on area
development, as well as on the Chesterfield County Public Safety Trunked System or the County
Airport.
Given these considerations, approval of this amended request is recommended.
8 99SN0194/WP/JULY28I
CASE HISTORY
Applicant (1/19/99):
The applicant submitted proffered conditions.
Planning Commission Meeting (1/19/99):
On their own motion, the Commission deferred this case to February 16, 1999, to allow staff
an opportunity to review the applicant's proffered conditions.
Staff(i/20/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than January 25, 1999, for consideration at the Commission's February
16, 1999, public hear'rog.
Applicant (1/27/99):
The applicant and staff discussed modification to the proffered conditions.
Applicant (2/1/99):
The applicant submitted the modified proffered conditions, as discussed herein.
Planning Commission Meeting (2/16/99):
At the request of the applicant, the Commission deferred this case to March 16, 1999, to
allow the applicant an oppommky to meet with area residents and perhaps amend the request
to address concerns of area residents.
Staff noted that if it was the applicant's intent to include additional property, it would be
necessary to defer for a longer period. The applicant indicated there was no intent to include
additional property.
Staff(2/17/99):
9 99SN0194/WP/JULY28I
The applicant was advised in writing that any new or revised information should be submitted
no later than February 23, 1999, for consideration at the Commission's March public hear'rog.
Further, the applicant was advised that a $250.00 deferral fee was due.
Staff(2/23/99):
To date, no new information has been received, nor has the $250.00 deferral fee been paid.
The applicant inquired about the possibility of including additional property; however, staff
advised that the public notice had already been prepared for the March public hear'rog.
Applicant (3/1/99):
The deferral fee was paid.
Planning Commission Meeting (3/16/99):
At the request of the applicant, the Commission deferred this case to April 20, 1999, to allow
the applicant to amend Ns application to include additional property and to permit advertising
of the amendment.
Applicant (3/17/99):
The application was amended as reflected herein.
Staff(3/17/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than March 22, 1999, for consideration at the Commission's April
public hear'rog.
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Applicant (3/24/99):
The deferral fee was paid.
Applicant (4/19/99):
The proffered condition was submitted.
Planning Commission Meeting (4/20/99):
At the request of the applicant, the Commission deferred this case to June 15, 1999.
Staff (4/21/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than April 27, 1999, for consideration at the Commission's June 15,
1999, public hear'rog. Also, the applicant was advised that a $150.00 deferral fee must be paid
prior to the Commission's public hear'rog.
Applicant (4/29/99):
The deferral fee was paid.
Staff (5/27/99):
To date, no new information has been submitted.
Planning Commission Meeting (6/15/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Shewmake, the Commission recommended
approval of this request subject to the conditions on pages 2 through 4 and acceptance of the
proffered condition on pages 4 and 5.
AYES: Messrs. Miller, Cunningham, Marsh and Shewmake.
ABSENT: Mr. Gulley.
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Further, for the masons stated herein, the Commission found this request substantially in accord with
the Comprehensive Plan. The Code of Virginia, as mended, 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, July 28, 1999, beginning at 7:00 p.m., will take under
consideration this request.
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99SNOI94(AMENDED)
C.U.P.D.
SH. 19
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