01SN0167-Feb28n.pdfFebruary 28, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0167
American Tower Management, Inc.
Matoaca Magisterial District
South line of River Road
REOUEST: Conditional Use Planned Developmem to permit a communications tower plus a
height exception in an Agricultural (A) District.
PROPOSED LAND USE:
A 199 foot communications tower and associated improvements are 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 Public Facilities Plan suggests that communications tower locations should
generally be located away from existing or planned areas of residential
development. The request property lies in an area designated by the Southern and
Western Area Plan for rural conservation use.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The recommended conditions will further minimize the possibility of any adverse
impact on area development, 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.
The tower and associated improvements shall be generally located
as depicted on the plan prepared by BC Architects Engineers, last
revised December 6, 2000, attached to the "Request Analysis". (P)
(STAFF/CPC)
2. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC) 3.
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. (P)
(STAFF/CPC) 4.
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 site plan review or prior to release of a
building permit, whichever occurs first, 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, height and 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) 5.
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)
6. The color and lighting system for the tower shall be as follows:
2 01 SN0167/WP/FEB28N
The tower shall be gray or another neutral color, acceptable
to the Planning Department.
If lighted, 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.
c. The tower shall be of a monopole design. (P)
(STAFF/CPC)
All driveways and parking areas shall be graveled or paved and
maintained to minimize dust problems and provide ease of ingress
and egress. (P)
(NOTE: This condition does not grant an exception to any Zoning
Ordinance driveway or parking area paving requirement applicable
to development of the property.)
(STAFF/CPC)
Any building or mechanical equipment shall comply with Section
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: Section 19-570 (b) and (c) would require screening of
mechanical equipment located on the building or ground from
adjacent properties and public rights of way. Screening would not
be required for the tower or tower-mounted equipment.)
(STAFF/CPC)
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)
(STAFF/CPC)
10.
A minimum 100 foot buffer shall be maintained around the
perimeter of the tower site. Except for access and utilities which
may be extended generally perpendicular through this buffer,
existing healthy trees within this buffer having a minimum caliper
of 2.5 inches shall be maintained. These 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 plantings shall consist of 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
3 01SN0167/WP/FEB28N
(STAFF/CPC) 11.
to achieve minimum density of one (1) tree for each 300 square feet
of cleared area. In conjunction with site plan submission or prior
to the release of a building permit, whichever occurs first, a
landscaping plan depicting this requirement shall be submitted to the
Planning Department for review and approval. (P)
In conjunction with the approval of this request, a forty-nine (49)
foot exception to the 150 foot height limitation for communications
towers shall be granted. (P)
GENERAL INFORMATION
Location:
South line of River Road, across from Walkes Quarter Road.
5865 and 723-643-Part of 7402 (Sheet 31).
Existing Zoning:
A
Size:
4.2 acres
Vacant
Adjacent Zoning and Land Use:
Tax IDs 725-642-Part of
North, South, East and West - A; Single family residential or vacant.
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public water and
wastewater systems are not required.
ENVIRONMENTAL
If construction of the tower and associated improvements disturbs more than 2,500 square feet of
land, a land disturbance permit must be obtained from the Environmental Engineering Department.
4 01SN0167/WP/FEB28N
UBLIC FA
Police and Fire Service:
The proposed tower and associated equipment will have a minimal impact on police and
fire/rescue services.
Transportation:
This proposed tower and associated equipment will have a minimal impact on the existing
transportation network.
The proposed communications tower and access driveway will be developed on a 4.2 acre
site, south of River Road. The Thoroughfare Plan identifies a proposed north/south
collector ("Walkes Quarter Road Extended") from River Road, at its intersection with
Walkes Quarter Road, southward. The applicant has provided a general location map of
the proposed tower site and the possible aligmnent of the proposed collector road. The
map illustrates that the location of the proposed communications tower will not be in
conflict with the proposed alignment of the collector road.
COUNTY COMMUNICATIONS
The Zoning Ordinance currently 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 Communication System microwave paths. This
determination must be made prior to erection of the proposed communications tower.
A preliminary review of this proposal indicates 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 tower is designed and constructed so as not to interfere with the Chesterfield
County Public Safety Trunked System (Condition 4). In addition, once the tower is in operation,
if interference occurs, the owner/developer should be required to correct any problems. (Condition
5)
COUNTY AIRPORT
A prelimimry review of this proposal indicates that, given the approximate location and elevations
of the proposed installation, the tower will not adversely affect the Chesterfield County Airport.
5 01SN0167FqqP/FEB28N
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
request property and surrounding area are appropriate for rural conservation uses.
The Public Facilities Plan, an element of the Comprehensive Plan, and the Guidelines for
Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations suggests that communications uses should be located
in areas so as to minimize impacts on existing and future areas of development and on
adjacent planned or existing residential development and to group facilities in industrial or
remote areas. These also suggest that communications towers should be generally located
away from areas of high visibility, such as major arterial roads, or otherwise be designed
to minimize the visual impact.
Area Development Trends:
Surrounding properties are zoned Agricultural (A) and are developed for single family
residences or are vacant. The Plan anticipates that development would be deferred in this
are until adequate provision is made for public water and wastewater, road improvements
and other public facilities.
Site Design:
The request site is located approximately 1,160 feet off the south line of River Road. This
distance from River Road, which is a major arterial, provides sufficient separation from
the road so as to lessen the visual impact from the road. The proposed tower is planned
to be located on the eastern portion of the property. Given that River Road is a major
arterial and the Thoroughfare Plan identifies a proposed north/south collector to the west
of the proposed tower site, a condition should be imposed to require that the tower be
located as generally shown on the attached plan. (Condition 1)
Access for the tower site would be provided via a driveway from River Road. All
driveways and parking areas should be designed to minimize dust problems and provide
ease of ingress/egress to the tower site. (Condition 7)
Buffers and Screening:
Although the Plan suggests that subdivision-type development should not occur until such
time that adequate public facilities are available, consideration should be given to provision
of adequate buffers in anticipation of area development in the future. Normally, in areas
anticipated for residential development in the near future, requirements have been imposed
6 01SN0167/WP/FEB28N
relative to provision of a 100 foot buffer of mature trees. The recommended buffer would
require that 100 feet of mature trees be maintained surrounding the tower site and that
cleared areas be planted (Condition 10). It is anticipated that any new vegetation would
be at, or near maturity, at such time that the area experiences development.
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
8)
In addition, consistent with past actions on similar facilities, the towers should be grey or
another neutral color and should be of a monopole design. (Condition 6)
Specifically, within Emerging Growth Areas, no building exterior which would be visible
to any Agricultural (A) District or any public right of way may 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 may be visible from any adjoining Agricultural (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 and those not visible from beyond the property 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 roof top, 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 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 9)
CONCLUSIONS
The Public Facilities Plan suggests that communications tower locations should generally be
located away from existing or planned areas of residential development. The request property lies
in an area designated by the Southern and Western Area Plan for rural conservation.
7 01SN0167/WP/FEB28N
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.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/16/01):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Gulley, 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, February 28, 2001, beginning at 7:00 p.m., will take
under consideration this request.
8 01SN0167/WP/FEB28N
A
A
/
8O0
0 800 Feet
01SN0167
C.U.P.D.
Sheet #: 31
4.21
TRUE NORTH
I
I
I
I
I
I
IIII /
... / I
/
CASE 01SN0167
iiiiii11111111
m
COUNTY THOROUGHFARE PLAN