99SN0302.PDF~-~, ·,, ~9 CPC
August 25. 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0302
Triton PCS, Inc.
Clover Hill Magisterial District
300 Arboretum Place
REOUEST:
Amendment to Conditional Use Planned Development (Case 85S076) to permit a
communications tower that is 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 communications towers of up to !.50 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 tike architectural restriction ca,mot be met, the
tower can be permitted by 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 by complying with the
architectural restriction of the 0-2 District.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 3.
STAFF RECOMMENDATION
Recommend approval 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 in~provements. Incorporating the tower
into the architectural treatment of an existing office building 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 near 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 office building would
conform to the Guidelines for Review of Substantial Accord Determinatign and/or
Zoning Approval for Communications Tower Locations which suggest that
communications towers in the vichn/ty 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 Tmnked
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 office building, 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 architecturai design of the
existing office building, to accommodate the applicant's antennas, could also
accommodate the antennas of other wireless communications service provides.
(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
2
99SN0302/WP/AUG25P
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMNIISSION.)
CONDITIONS
(STAFF/CPC) 1.
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)
(STAFF/CPC) 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)
(STAFF/CPC
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)
(STAFF/CPC
The communications tower and associated equipment shall comply
with Section 19-138 (h) of the Zoning Ordinance. The exact
treatment shall be apt~roved by the Plarming Department. (P)
GENERAL INFORMATION
Location:
Northwest quadrant of the intersection of Arboretum Parkway and Arboretum Place and
better known as 300 Arboretum Place. Tax ID 753-704-9059 (Sheets 6 and 7).
Existing Zoning:
0-2 with Conditional Use Planned Development
3 99SN0302/WP/AUG25P
7.9 acres
Existing Land Use:
Cormnercial (Traveller's Building)
Adjacent Zoning & Land Use:
North, South, East, and West - 0-2 with Conditional Use Planned Development: Office
and commercial
UTILITIES
Public Water and Wastewater System:
The proposed use will not necessitate a manned facility; therefore, the use of the public
water and wastewater system is not required.
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 tiffs 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)
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99SN0302/WP/AUG25P
COUNTY AIRPORT
A preinrfinmw.' review of this tower proposal has indicated that the facility will not interfere with
tbe operation of the County Airport; however, as a further precaution, if this request is approved,
any necessary. FAA approvals for this facili .ty 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 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.
Area Development Trends:
The request property has been developed as an office building. 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.
It should be noted that another cellular company, Sprint, obtained zoning and substantial
accord approval for a communications tower on the Amerisuites site located to the
northeast of the request site. Sprint has subsequently located their antennas on the
Amerisuites' site by architecturally incorporating the equipment into the existing structure.
This applicant has attempted to co-locate on the Amerisuites building; however, they have
been unable to obtain approval of their architectural proposals from the Arboretum Review
Connnitree and the Amerisuites owners. This applicant has, therefore, decided to pursue
approval for their equipment on the request site.
Site Design:
As noted herein, the request property is occupied by an office building. The proposed
communications tower would consist of antennas and associated mechanical equipment
architecturally incorporated into the design of the buildLng and screened from public view.
Architectural Treatment:
The Zoning Ordinance allows communications towers as a restricted use in a Corporate
Office (0-2) District. Specifically, the Ordinance states that the tower use, to include
5 99SN0302/WP/AUG25P
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 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,
office building 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 near the
intersection of Midlothian Turnpike and Powhite Parkway which are heavily traveled, major
arterial roads. Incorporating the tower into the architecture of an existing, office building would
conform to the Guidelines for Review of Substantial Accord Determination and/or Zoning
Approval for Communications Tower Locations which suggest that communications to~vers 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 reconunended 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 office building, 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 office building to accommodate the applicant's antennas could also acconnnodate the
antennas of other wireless communications service providers.
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 office
building. (Condition 4)
CASE HISTORY
Planning Commission Meeting (8/17/99):
The applicant accepted the recommendation. There was no opposition present.
99SN0302/WP/AUG25P
On motion of Mr. Gulley, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on page 3.
AYES: Unanimous.
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, August, 25, 1999, beginning at 7:00 p.m., will take
under consideration this request.
7 99SN0302/WP/AUG25P
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99SN0302
In Clover Hill Magisterial District, TRITON PCS, INC.
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 7.9 acres known as 300
Arboretum Place. Tax ID 753 704 9059 (Sheets 6 and
Mr. Jacobson presented a summary of Case 99SN0302 and stated
that Planning Commission and staff recommend approval
subject to conditions. He further stated that the proposed
request conforms to the siting criteria for towers.
Mr. Brennen Keene, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. Warren, seconded by Mr. McHale, the Board
approved Case 99SN0302 subject to the following conditions:
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
frequency problems which affect the Chesterfield County
8/25/99
99 719
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)
4. The communications tower and associated equipment shall
comply with Section 19 138 (h) of the Zoning Ordinance.
The exact treatment shall be approved by the Planning
Department. (P)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale.
Nays: None.
8/25/99
99 720