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99SN0305.pdfSeptember 8, 1999 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 99SN0305 Triton PCS, Inc. Matoaca Magisterial District South line of Old Hundred Road REQUEST: Conditional Use Planned Development to permit a communications tower and height and setback exceptions in a Corporate Office (0-2) District. PROPOSED LAND USE: A 199 foot communications tower and accessory equipment is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The tower site is located on property that the Upper Swift Creek Plan suggests is appropriate for regional mixed use and is part of a larger zoned tract (commonly known as Greenspr'mg) being developed for a mLx of higher densky residential uses (The Villas at Watermill). In addition, the site provides enough wooded acreage to accommodate a buffer of mature trees which will m~e the view of the tower from Old Hundred Road and area residential development and has sufficient acreage to accommodate landscaping aroundthe tower site to minimize views ofthe tower from within the project. Subject to Providing a FIRST CHOICE Community Through Excellence in Public Service. 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, anti views minimked, from areas of anticipated residential development and high visibility areas, such as from along Old Hundred Road, or otherwise be designed to ~ze the visual impacts of the tower on such anticipated areas of development. The conditions recommended herein will further m~ze 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. A minimum 100 foot buffer shall be maintained around the per'Lmeter of the tower ske, between the tower enclosure and the request ske 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 ~ze the views of the tower and associated equipment from the request ske 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 densky of one (1) tree for each 300 square feet of cleared area. Prior to erection of the tower, 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 depicting this requirement shall be submitted to the Planning Department for approval in conjunction with final ske plan review. (P) 2 99SN0305/WP/SEPT8K (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, 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 Tmnked System. At the time of ske plan review, the owner/developer shall submk 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 possibilky 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 treaunent, color, lighting system and design of the tower shall be as follows: The tower shall be gray or another neuual color, acceptable to the Planning Department. 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. c. The tower shall be of a monopole design. (P) At such time that the tower ceases to be used for communications 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) 3 99SN0305/WP/SEPT8K (STAFF/CPC) 8. With the approval of this request, a forty-nine (49) foot exception to the 150 foot height limkation for towers in Corporate Office (0-2) Districts shall be granted. (P) GENERAL INFORMATION Location: South line of Old Hundred Road, east of Otterdale Road. Tax ID 721-693-Part of 1987 (Sheet 9). Existing Zoning: 0-2 with Conditional Use Planned Development Size: 1.4 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North; South; East; and West - 0-2 with Conditional Use Planned Development; 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 Water Quality: The subject ske is adjacent to Little Tomahawk Creek, a major tributary to Swift Creek Reservoir. Since Little Tomahawk Creek is a perennial stream, a 100 foot conservation area must be maintained adjacent to the stream. Improvements are prohibked within the Resource Protection Area (RPA) which lies adjacent to the stream. 4 99SN0305/WP/SEPT8K PUBLIC FACILITIES 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 detrhnental 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 fac'dity w'dl 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 (Condkion 4). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condkion 5) COUNTY AIRPORT A preliminary review of this tower proposal has indicated that the fac'dity w'dl 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 Upper Swift Creek Plan which suggests that the property is appropriate for regional mixed use. Area Development Trends: The request property is part of the project commonly known as Greensprings. The tract surrounding the request site is currently being developed for higher density residential uses. Surrounding properties, in the vicinity of Old Hundred Road, are zoned and/or developed for agricultural and higher densky residential uses. It is anticipated that properties in the vicinity of the request site will continue to develop for a mix of uses. Zoning History: 5 99SN0305/WP/SEPT8K On May 25, 1988, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning on the request property and adjacent property from Agricultural (A) and Residential (R- 15) to Residential (R-9) and Office Business (O) with Conditional Use Planned Development to permit a mLx of residential, office, commercial and recreational uses (Case 88S008, Greenspring), subject to a number of conditions. On September 27, 1995, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved an amendment to Case 88S008 on the request ske and adjoining property relative to the approved Master Plan; restoration of two single family structures (Ellett and Tomahawk dwellings); provision of a golf course; road improvements and access; land uses; land dedications and reservations; utilities; drainage; erosion; and water quality. (Case 95SN0307) Site Design: As noted herein, the request property is part of a larger parcel that is being developed for higher densky residential uses (The Villas At Watermill). 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 Old Hundred Road. The Federal Aviation Administration may require lighting and/or markings so as to minimize possible ak 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 an 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 ofthe 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. 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. Consistent with past actions on similar l:acilkies the tower shoukt be removed at such time that it ceases to be used for communications purposes, to ensure that the tower does not become a 6 99SN0305/WP/SEPT8K maintenance problem or an eyesore. (Condition 7) CONCLUSIONS The subject ske is located on property that the Upper Swift Creek Plan suggests is appropriate for regional mixed use and is part of a larger zoned tract being developed for a mix of higher densky residential, office and commercial uses (Greenspr'mgs). The site provides enough wooded acreage to accommodate a buffer of mature trees and to permit landscaping around the tower site to minimize views of the tower area development and roads. 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. In addition, the conditions recommended herein will further ~ze 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 Planning Commission Meeting (8/17/99): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request subject to the conditions on pages 2 through 4. 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, September 8, 1999, beginning at 7:00 p.m., will take under consideration this request. 7 99SN0305/WP/SEPT8K A c A 0-2 0-2 R-9 Case: 99SNO305 C.U.P.D. Sheet~: 9 TOWER LOCATe'ON GREENSPRING 99SN0305 In Matoaca Magisterial District, TRITON PCS, INC. requested Conditional Use Planned Development and amendment of zoning district map to permit a communications tower with height and setback exceptions. 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 in a Corporate Office (0 2} District on 1.4 acres fronting approximately 12 feet on the south line of Old Hundred Road, approximately 5,280 feet east of Otterdale Road. Tax ID 721 693 Part of 1987 (Sheet Mr. Jacobson presented a summary of Case 99SN0305 and stated that Planning Commission and staff recommend approval subject to conditions. He noted that the proposed request conforms to the siting criteria for towers. Ms. Gloria Frye, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. On motion of Mrs. Humphrey, seconded by Mr. Warren, the Board approved Case 99SN0305 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. Prior to erection of the tower, 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 9/8/99 99 768 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 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, 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, 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. c. The tower shall be of a monopole design. (P) At such time that the tower ceases to be used for communications 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) 9/8/99 99 769 Ayes: Daniel, Warren, Barber, Humphrey, and McHale. Nays: None. 9/8/99 99 770