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99SN0313.pdfOctober 27, 1999 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 99SN0313 (AMENDED) Alkel Communications, Inc. Bermuda Magisterial District East line of Old Centralia Road REQUEST: (AMENDED) Conditional Use Planned Development to permit a communications tower plus a height exception in a Residential (R-7) District. PROPOSED LAND USE: A 140 foot communications tower and associated improvements are planned to be incorporated into an existing water tank. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The Public Facilities Plan suggests that communications tower locations should generally be located to m~e the impact on existing or planned areas of development, to include existing residential neighborhoods, and that co-location Providing a FIRST CHOICE Community Through Excellence in Public Service. with other tall public utility structures, such an existing County water tank is preferred over a new freestanding tower site. Incorporating the communications facilities into an existing water tank will eliminate the need for an additional freestanding communications tower in the area, thereby ~zing tower proliferation. Similar co-locations have occurred in residential areas throughout the County, with no known adverse impacts on nearby development. The recommended conditions w'dl further minimize the possibility of any adverse impact on area development and the Chesterfield County Public Safety Trunked System. (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. There shall be no signs permitted to identify this use. (P) (STAFF/CPC) 2. The communications tower use and equipment shall be designed and installed so as not to interfere with the Chesterfield County Public Safety Trunked System and the Utilkies Depamnent communications system. Prior to ske plan or building permk approval, whichever occurs fkst, the owner/developer of non-County communications equipment shall submk information as deemed necessary by the Chesterfield County Communications and Electronics staff`and Utilities Depamnent staff to determine if an engineer'mg study should be performed to analyze the possibilky of radio frequency interference with the County systems, basal upon the frequencies and effective radiated power generated by tower- mounted equipment. Prior to release of a building permk, the study, if required, shall be submitted to, and approved by, the Chesterfield County Communications and Electronics staffand Utilities Department staff. (GS and U) (STAFF/CPC) 3. The owner/developer of non-County communications equipment shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Trunked System and Utilkies 2 99SN0313/WP/OCT27N (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) Department communications system caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staffor Utilkies Department staff.. (GS and U) The color and lighting system for the communications tower use shall be as follows: The communications equipment (antennas, mounting hardware, cabling, etc.) mounted on the outside of the water tank structure shall be the same color as the water tank. b. The tower shall not be lighted. (P) All driveways and parking areas shall be graveled or paved and shall be maintained to minimize dust problems and provide ease of ingress and egress. (P) Any building or mechanical equipment shall comply with Sections 19-570 (b) and (c) and 19-611 (b) of the Zoning Ordinance relative to archkecturA treaunent of building exteriors and screening of mechanical equipment. (P) (NOTE: This condkion would require the screening of mechanical equipment, located on or associated with, any building from adjacent properties and public rights of way. This condkion would not require screening for the tower or tower-mounted equipment or for ground- mounted equipment cabinets.) At such time that the communications tower use ceases to be used for communications proposes for a period exceeding twelve (12) consecutive months, the owner/developer of the communications equipment shall dismantle and remove the antennas and all associated equipment from the property. (P) The communications tower use shall be permitted only ifk is incorporated into the structure of the existing water tank. Antennas shall be mounted on the safety rail of the water tank. Within one (1) week of completion of the installation of the antennas, the owner/developer shall provide written notice to the Planning Department that the installation has been completed and the date of the completion. The antenna shall not be screened unless, 3 99SN0313/WP/OCT27N within one (1) year of the date of completion of the installation of the antennas, there is a decision by a majority of the Planning Commission that screening is necessary to mkigate the visual impact of the antennas. If them is a decision by the Planning Commission that screening is necessary, the exact method of screening shall be approved by the Planning Commission. All cabling shall be housed in conduit or otherwise shielded from view. (P) (STAFF/CPC) 9. In conjunction with the approval of this request, a ninety (90) foot exception to the fifty (50) foot height limitation for communications towers in a Residential (R-7) District shall be granted. (P) GENERAL INFORMATION Location: East line of Old Centmlia Road, south of Wood Dale Road. Tax ID 791-657-Part of 8718, and 791-658-Part of 9729 and Part of 0807 (Sheet 26). Existing Zoning: R-7 Size: 0.2 acre Existing Land Use: Chesterfield County Water Tank Adjacent Zoning & Land Use: North, South & West - R-7; Public/semi-public (Thomas Dale High School) East - R-7; Single family residential UTILITIES The tower and associated equipment will not require the use of the public water and wastewater system. The applicant will be required to submit plans and obtain approval from the Operations and Maintenance Section of the Utilkies Depamnent to place a cellular communications antenna on the existing water tank. 4 99SN0313/WP/OCT27N ENVIRONMENTAL This use will have no additional impact on these facilities. 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 detr'Lmental impacts the structure could have on the County's Radio Communications System microwave paths. As noted here'm, the proposed communications tower use would be incorporated into an existing water tank. 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 use is designed and constructed so as not to interfere with the Chesterfield County Public Safety Tmnked System (Condkion 2). Once the tower use is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condkion 3) 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. LAND USE Comprehensive Plan: The request property lies within the boundaries of the Chester Village Plan which suggests the property is appropriate for public/semi-public use and residential use of 1.01 to 2.5 units per acre. The Public Facilities Plan, an element of the Comprehensive Plan, suggests that energy and communications uses should be co-located to m~ze impacts on existing and future areas of development and that such uses should co-locate whenever feasible. Such co-location would be appropriate for communications towers and other tall public utility structures, such as the existing County water tank. 5 99SN0313/WP/OCT27N Area Development Trends: Surrounding properties are zoned residentially. Most of the property immediately surrounding the property is occupied by Thomas Dale High School. Single family residences exist on adjacent properties to the east. The Plan anticipates these land use trends to continue in the immediate area. Site Design: As noted herein, the request property is occupied by a County water tank. The proposed communications tower use (antennas, mountings, cabling, etc.) would be incorporated into or attached to the water tank structure. Access for the tower site will be via an easement to Old Centralia Road. Given the proximity of area residences, the communications equipment should be the same color as the existing water tank and should not be lighted. (Condition 4) Architectural Treatment: The request property lies within an Emerging Growth Area as well as being located on the fr'mge of the Chester Village Area. A condition should be imposed to require compliance with requirements relative to architectural trealxnent of buildings and screening of associated mechanical equipment for those areas (Condkion 6). However, imposition of Condition 6 would not require screening of the tower or tower-mounted equipment or ground-mounted equipment cabinets. In addition, consistent with past actions on similar facilities, the communications equipment should be removed at such time that it ceases to be used for communications purposes to ensure that the equipment does not become a maintenance problem or an eyesore with the Chester Village area. (Condition 7) Screening: Antennas, cabling and other equipment associated with the tower use, if mounted on vertical elements of the water tank and having the same color as the tank, should not create a visual impact significantly greater than the visual impact ofthe water tank mass (Condition 4.a. and 8). However, antennas mounted on the non-vertical elements of the water tank would have the potential of creating a cluttered appearance. Condition 8 allows the Planning Commission to make a determination at a later date if screening is necessary to mask the visual impact. This condition is consistent with that imposed on other similarly located communications equipment. 6 99SN0313/WP/OCT27N CONCLUSIONS The Public Facilities Plan suggests that communications towers should be located to minimize the impact on existing or planned areas of development, to include existing residential neighborhoods, and that energy and communications facilkies should co-locate whenever feasible. Such co-locations would also be appropriate for communications towers and other tall public utility structures, such as the existing County water tank. Specifically, the tower would be incorporated into an existing, permitted Chesterfield County water tank. The addition of the communications facilities into the existing water tank structure would not generate a visual impact on area residences that is significantly greater than the visual impact of the existing water tank and conforms to the co-location criteria of the Plan. In addition, incorporating the communications facilities into an existing water tank will eliminate the need for an additional freestanding communications tower in the ama, thereby minimizing tower proliferation. Similar co-locations have occurred in residential areas throughout the County, with no known adverse impacts on nearby development. Specifically, several communications tower/Virginia Power structure co- locations have been approved, with no known adverse impacts on area neighborhoods. The recommended condkions will further minimize the possibilky of any adverse impact on area development and the Chesterfield County Public Safety Trunked System. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (9/21/99): The applicant accepted the recommendation. There was no opposition present. The Commission acknowledged withdrawal of the setback exception. On motion of Mr. Cunningham, seconded by Mr. Shewmake, 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." 7 99SN0313/WP/OCT27N The Board of Supervisors, on Wednesday, October 27, 1999, beginning at 7:00 p.m., will take under consideration this request. 8 99SN0313/WP/OCT27N R-7 Case: 99SNO313 C.U.P.D. Sheet#: 26 99SN0313 (Amended) In Bermuda Magisterial District, ALLTEL COMMUNICATIONS, INC. requested Conditional Use Planned Development with a height exception and amendment of zoning district map to permit a communications tower in a Residential (R 7} District. A communications tower attached to an existing water tank is planned. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The 10/27/99 99 855 Comprehensive Plan suggests the property is appropriate for public/semi public use and single family residential use of 1.01 to 2.5 units per acre. This request lies on 0.2 acre fronting approximately 20 feet on the east line of Old Centralia Road, approximately 700 feet south of Wood Dale Road. Tax ID 791 657 Part of 8718, 791 658 Part of 9729 and Part of 0807 (Sheet 26). Mr. Jacobson presented a summary of Case 99SN0313 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. Ms. Heidi Parker, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. On motion of Mr. McHale, seconded by Mr. Barber, the Board approved Case 99SN0313 subject to the following conditions: 1 There shall be no signs permitted to identify this use. (P) 2 The communications tower use and equipment shall be designed and installed so as not to interfere with the Chesterfield County Public Safety Trunked System and the Utilities Department communications system. Prior to site plan or building permit approval, whichever occurs first, the owner/developer of non County communications equipment shall submit information as deemed necessary by the Chesterfield County Communications and Electronics staff and Utilities Department staff to determine if an engineering study should be performed to analyze the possibility of radio frequency interference with the County systems, 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 and Utilities Department staff. (GS and U) 3 The owner/developer of non County communications equipment shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Trunked System and Utilities Department communications system caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff or Utilities Department staff. (GS and U) The color and lighting system for the communications tower use shall be as follows: The communications equipment (antennas, mounting hardware, cabling, etc.) mounted on the outside of the water tank structure shall be the same color as the water tank. 10/27/99 99 856 Ayes Nays b. The tower shall not be lighted. (P) Ail driveways and parking areas shall be graveled or paved and shall be maintained to minimize dust problems and provide ease of ingress and egress. (P) Any building or mechanical equipment shall comply with Sections 19 570 (b) and (c) and 19 611 (b) 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. This condition would not require screening for the tower or tower mounted equipment or for ground mounted equipment cabinets.) At such time that the communications tower use ceases to be used for communications purposes for a period exceeding twelve (12) consecutive months, the owner/developer of the communications equipment shall dismantle and remove the antennas and all associated equipment from the property. (P) The communications tower use shall be permitted only if it is incorporated into the structure of the existing water tank. Antennas shall be mounted on the safety rall of the water tank. within one (1) week of completion of the installation of the antennas, the owner/developer shall provide written notice to the Planning Department that the installation has been completed and the date of the completion. The antenna shall not be screened unless, within one (1) year of the date of completion of the installation of the antennas, there is a decision by a majority of the Planning Commission that screening is necessary to mitigate the visual impact of the antennas. If there is a decision by the Planning Commission that screening is necessary, the exact method of screening shall be approved by the Planning Commission. Ail cabling shall be housed in conduit or otherwise shielded from view. (P) In conjunction with the approval of this request, a ninety (90) foot exception to the fifty (50) foot height limitation for communications towers in a Residential (R 7) District shall be granted. (P) : Daniel, Warren, Barber, Humphrey, and McHale 10/27/99 99 857