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01SN0145-JAN24k.pdfJanuary 24, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0145 REOUEST: Chesterfield County Board of Supervisors Midlothian Magisterial District North line of Midlothian Turnpike Amendment of Conditional Use Planned Development (Case 89SN0242) relative to height for a water storage tank and to permit communications antennae on the water storage tank and height exception for such antennae in an Agricultural (A) District. PROPOSED LAND USE: A water storage tank is planned. This tank will replace an existing water storage tank on the subject property. In addition, this request would allow the installation of communications antennae on the water tank. The total height of these structures would be limited to 180 feet provided however, that any antennae mounted on the top of the tank could not exceed ten (10) feet. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. Providing a FIRST CHOICE Community Through Excellence in Public Service. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed water storage tank will meet the increasing water demand pressure and fire flow needs in the Midlothian area. The ~ suggests that communication towers should be located to minimize the impact on existing or planned areas of development and that communications facilities should co-locate whenever feasible. The proposed co- location of communications antennae on the water storage tank conforms to this criteria. Incorporating the communications facilities into the proposed water storage tank will eliminate the need for an additional freestanding comrnunications tower in the area, thereby minimizing tower proliferation. The recommended conditions will further minimize the possibility of any adverse impact on area development or 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. Any 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) 2 01SN0145/WP/JAN24K (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 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 tank/tower shall be as follows: The tank shall be grey or another neutral color, acceptable to the Planning Department. Any communications equipment (antennae, mounting hardware, cabling, etc.) mounted on the outside of the water storage tank structure shall be the same color as the water storage tank. Any lighting required by FAA shall be restricted as follows: light'mg 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. (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, 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 any 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) In conjunction with the approval of this request, a thirty (30) foot exception to the 150 foot height limitation for communication 3 01SN0145/WP/JAN24K (STAFF/CPC) 7. towers and water storage tanks in an Agricultural (A) District shall be granted; provided, however, if communications antennae are placed on the top of the water storage tank, the height of the antennae shall be limited to ten (10) feet. (P) The communications tower use shall be permitted only if it is incorporated into the structure of the existing water tank. All cabling shall be housed in conduit or otherwise shielded from view. (P) (Note: With the exception of Condition 1, all other existing conditions of Case 89SN0242 remain in effect.) GENERAL INFORMATION Location: Fronts the north line of Midlothian Turnpike, west of Huguenot Springs Road. 710-710-Part of 0358 and 711-709-0391 (Sheet 5). Tax ID Existing_g_q_n_Lag: A Size: 2.3 acres Public/Semi-public (water storage tank) Adjacent Zoning and Land Use: North - A with Conditional Use to permit outdoor recreational facilities; Commercial South - A and A with Conditional Use to permit outdoor recreational facilities; Commercial or vacant. East - A; Public/semi-public (Bethel Baptist Church) West - A with Conditional Use to permit outdoor recreational facilities; Commercial 4 01SN0145/WP/JAN24K UTILITIES Public Water System: The proposed water storage tank is needed to provide increased water pressure and fire flows along the western Midlothian Turnpike Corridor, and will be designed to meet growing demand and service conditions caused by higher ground elevations in the pressure zone. It is anticipated that the new tank will not be built until the existing tank is demolished. Public Wastewater System: The facility will not require the use of the public wastewater system. ENVIRONMENTAL The site drains to the northeast and then west via tributaries into Powhatan County before entering the James River. There are no existing or anticipated on- or off-site drainage or erosion problems. PUBLIC FACILITIES Fire; Police; and Transportation: The proposed use will have a minimal impact on fire/rescue services, police and the transportation network. COUNTY COMMUNICATIONS Currently, 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 any water storage tank or communications antennae on the water storage tank. As noted herein, any communications tower use would be incorporated into an existing water storage tank. A preliminary review of this proposal has indicated that the facility will not interfere with the County's communications system; however, if this request is approved, a condition should be imposed to ensure that the tank and antennae are designed and constructed so as not to interfere with the Chesterfield County Public Safety Trunked System (Condition 1). In addition, once the 5 01SN0145/WP/JAN24K use is erected, if interference occurs, the owner/developer should be required to correct any problems. (Condition 2) COUNTY AIRPORT A preliminary review of this proposal has indicated that, given the approximate location and elevation, it appears the tank will not adversely affect the Chesterfield County Airport. LAND USE Comprehensive Plan: Lies within the boundaries of the Route 288 Con'idor Plan which suggests the property is appropriate for neighborhood mixed use which includes neighborhood commercial type uses and the area surrounding the request site is suggested for regional employment center uses to include office, research and development uses, warehouses and light industrial USES. The 'cF~, 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 and that such uses should co-locate whenever feasible. Such co-location would be appropriate for other tall structures, such as the proposed water storage tank. The Plan also suggests that additional water storage tanks should be constructed to serve the County's water supply system by 2015. Area Development Trends: Surrounding properties to the north, south and west are zoned Agricultural (A) with Conditional Use and are developed for commercial outdoor recreational uses (Windy Hill Sports Complex). Property to the east is zoned Agricultural (A) and is developed with a public/semi-public use (Bethel Baptist Church). With the extension of Route 288 to Route 60, it is anticipated that this area will experience future pressure for office and light industrial developments that are dependent upon the use of public facilities and consistent with the goals of the Route 288 Corridor Plan. On June 28, 1989, the Chesterfield County Board of Supervisors approved a Conditional Use Planned Development to permit an above-ground water storage tank and associated bulk exceptions. The approved master plan specified a height of 110 feet for this facility. 6 01SN0145/WP/JAN24K Site Design: The site lies to the north of Midlothian Turnpike. Access to the site is proposed from Midlothian Turnpike via a gravel road to the south of the tank site. A water storage tank is planned. Approval of this request would also allow communications antennae on the water storage tank structure. Existing Conditions 3 and 4 of Case 89SN0242 require that the base of the tank be secured with a fence to discourage trespassing and the area surrounding the base of the tower be landscaped. Architectural Treatment: The request property lies within an Emerging Growth Area. A condition should be imposed to require compliance with Emerging Growth requirements relative to architectural treatment of buildings and screening of mechanical equipment. (Condition 5) Specifically, within Emerging Growth Areas based on current Ordinance requirements, no building exterior which would be visible to any A District or any public right of way may consist of architectural material 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 may be visible from any adjoining A District or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. All junction and accessory boxes must be minimized from view of adjacent property and public rights of way by landscaping or architectural treatment integrated with the building served. Mechanical equipment, whether ground-level or rooftop, must be screened from view of adjacent property and public rights of way and designed to be perceived as an integral part of the building. These requirements would not apply to any tower or tower- mounted equipment. In response to concerns by the Midlothian District Commissioner, a condition was imposed by the Planrdng Commission to limit the height of any antennae on the top of the water tank to ten (10) feet. (Condition 6) In addition, consistent with past actions on similar facilities, any 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. (Condition 6) 7 01SN0145/WP/JAN24K Screening: Antennae, cabling and other equipment associated with communications 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 of the water tank mass (Conditions 3 and 7). The applicant has submitted an elevation depicting the proposed location and screening of the communications antennae. Adherence to this particular design is not required; however, a condition should be imposed requiring any communications antennae be incorporated into the water storage tank structure and not a freestanding structure. (Condition 7) The proposed water storage tank which replaces an existing facility will meet the increasing water demand pressure and fire flow needs in the Midlothian area. The Public Facilities Plan suggests that communications tower locations should generally be located to minimize the impact on existing or planned areas of development, and that communications facilities should co-locate whenever feasible. Specifically, any communications antennae would be incorporated into the proposed water storage tank. The addition of the communications facilities would not generate a visual impact on area residences that is significantly greater than the visual impact of the proposed water tank and conforms to the co-location criteria of the Plan. In addition, incorporating the communications facilities into a proposed water storage tank will eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. Similar co-locations have occurred in areas throughout the County, with no known adverse impacts on nearby development. Specifically, several communications tower/water tank structure co-locations have been approved, with no known adverse in, pacts on area neighborhoods. The recommended conditions will further minimize the possibility of any adverse impact on area development or the Chesterfield County Public Safety Trunked System. Given these considerations, approval of this request is recommended. CASE HISTORY Staff and the Midlothian District Commissioner (12/19/00): At the request of the Midlothian District Commissioner, Staff prepared modified conditions to limit the height of any antennae mounted on the top of the tank and to delete any screening requirements for communication antennae. 8 01SN0145/WP/JAN24K Planning Commission Meeting (12/19/00): The applicant's representative accepted the recommendation. There was no opposition present. On motion of Mr. Gecker, seconded by Mr. Litton, the Commission recommended approval of this request subject to the conditions on pages 2 through 4. AYES: Unanimous. Further, the Commission found this facility to be in substantial accord with the Comprehensive Plan. The Code of Virginia, as amended, grants the Board authority to "Overrule the action of the Commission by a majority vote of the membership thereof." The Board of Supervisors, on Wednesday, January 24, 2001, beginning at 7:00 p.m., will take under consideration this request. 9 01SN0145/WP/JAN24K A C V A C A 0 600 Feet 01SN0145 AMEND C.U.P.D. Sheet #: 5 ~ /~00 MI'DLOTHIAN ( u. ~,. ,,..ou'~- c,,o) APPROVED MASTER PLAN FIO'+ WL=534':1: ACCESS TUBE I 100'-0"± / VACUUM RELIEF OVERFLOW ROOF ACCESS LADDER WlTH SAFETY CLIMB SILT STOP LWI. RING BEAM REINFORCED STRUCTURAL SLAB INLET/OUTLET FLAP VALVE ~ j SPLASH PAD.~,, .ITIJRE CELLULAR COMMUNICATIONS ANTENNAS ACCESS HATCH DRAIL L PAINTER'S RAIL-- - STEE RO01 TANK rANK ACCESS LADDER WITH SAFL I Y CLIMB DIA. ACCESS 3'UBE MANHOLE TANK SHELL ;TEEL TANK FLOOR PLATE UPPER LANDING W~TH HANDRAIL SLAB ON GRADE 5~.'_0"+ ~AINTER'SRAIL ~ .I PAINTER'S L~R ~ WI~ IN~CTSGRE~ ACCE~LADDER LADDER UGHTING LADDER WITH SAFETY RAIL .. . REINFORCED CON CE['. I ~' SUPPORT WALL STORAGE FLOOR (OPTIONAL) ~IN IIr.,RIOR BASE LIGHTS FINISH GRADE=Sg4':E SLOPE AWAY FROM TANK Ol 5NO I~r5 -~.