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01SN0177-Feb28t.pdfFebruary 28, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0177 Nextel Communications Clover Hill Magisterial District North line of Route 360 REOUEST: Conditional Use to permit a communications tower in a Light Industrial (I-1) District. PROPOSED LAND USE: A communications tower and associated improvements are planned. Specifically, the tower will be incorporated into the structure of an existing electrical transmission structure located on the property. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The Public Facilities Plan suggests that communications tower locations should be located to minimize the impact on existing or planned areas of development and that energy and communications facilities should co-locate whenever feasible. The communications facilities incorporated into the existing transmission structure do Providing a FIRST CHOICE Community Through Excellence in Public Service. not generate a visual impact that is significantly greater than the visual impact of the existing Dominion Virginia Power electrical transmission tower and conforms to the co-location criteria of the Plan. Incorporating the communications facilities into an existing Dominion Virginia Power electrical transmission structure will eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. Similar communications tower/Dominion Virginia Power structure co-locations have occurred throughout the County with no known adverse impacts on nearby development. 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 PROPERTY OWNER MAY PROFFER OTHER 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 shall be co-located on existing utility structures. (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 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) 2 01SN0177/WP/FEB28T (STAFF/CPC) 3. (STAFF/CPC) 4. (STAFF/CPC) 5. The developer shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Tmnked System caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff. (GS) The color and lighting system for the' tower shall be as follows: Location: The tower shall be gray or another neutral color, acceptable to the Planning Department. 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. (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) GENERAL INFORMATION Fronts the north line of Route 360, east of Route 288. Tax ID 736-680-Part of 4744 (Sheet 16). Size: I-1 with Conditional Use Planned Development 0.2 acre Existing Land Use: Public utility (Virginia Power transmission line) 3 01SN0177/WP/FEB28T Ad)acent Zoning and Land Use: North, South, East and West ~ I-1 with Conditional Use Planned Development; Public utility or vacant UTILITIES The proposed use will not necessitate a manned facility; therefore, the use of the public water and wastewater systeins is not required. ENVIRONMENTAL If construction of the tower and associated improvements disturbs more than 2,500 square feet of land, a land disturbance permit will be required. FIRE AND TRANSPORTATION The proposed tower and associated equipment will have minimal impact on fire/rescue services and the transportation network. 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 proposal has indicated that the facility will 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 (Condition 2). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condition 3) COUNTY AIRPORT A preliminary review of this proposal indicates that, given the approximate location and elevation of the proposed installation, it appears the tower will not adversely affect the Chesterfield County Airport. 4 01SN0177/WP/FEB28T LAND USE Comprehensive Plan: The request property lies within the boundaries of the Powhite/Route 288 Plan which suggests the property is appropriate for light industrial use. The Public Facilities Plan. an element of the Comprehensive Plan, suggests that energy and communication uses should be co-located, whenever feasible, to minimize impacts on existing and future areas of development. Such co-location would be appropriate for communications towers on existing tall public utility structures. Area Development Trends: Adjacent properties are zoned Light Industrial (I-1) and are occupied by commercial or public utility uses or remain vacant. The Powhite/Route 288 Plan suggests properties along this portion of the Hull Street Road and Route 288 Corridors are appropriate for light industrial uses. Site Design: The request property lies within an Emerging Growth Area. Redevelopment of the site or new construction must conform to the requirements of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. As noted herein, the request property is occupied by Dominion Virginia Power electrical transmission structures. The proposed communications tower will be located within one (1) of these transmission structures. Access to the tower site will be via an existing gravel access road and easement to Hull Street Road. Due to the proximity to Hull Street Road, the communications tower should be gray or another neutral color so as to minimize the visual impact on motorists traveling along the roadway. (Condition 4) Architectural Treatment: Architectural treatment of buildings, including materials, color and style, must be compatible with buildings located within the same project. Compatibility may be achieved through the use of similar building massing, materials, scale, colors and other architectural features. Currently, within Emerging Growth Areas, no building exterior which would be visible to any 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, 5 01SN0177/WP/FEB28T 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. Consistent with current Ordinance requirements, 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. In addition, 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. Consistent with past actions on similar facilities, and to ensure that the tower does not become a maintenance problem or an eyesore, the tower should be removed at such time that it ceases to be used for communications purposes. (Condition 5) CONCLUSIONS The Public Facilities Plan suggests that communications towers should be located to minimize the impact on existing or Planned areas of development and that energy and communications facilities should co-locate whenever feasible. The communications tower will be incorporated into an existing, permitted Virginia Power electrical transmission structure. The addition of the communications facilities into the structure of the existing transmission tower does not generate a visual impact that is significantly greater than the visual impact of the existing Virginia Power electrical transmission tower. This co-location will eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. In addition, the recommended conditions will further minimize the possibility of any adverse impact on 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 (2/20/01): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended approval of this request subject to the conditions on pages 2 and 3. 6 01SN0177/WP/FEB28T AYES: Unanimous. Further, the Commission found this facility to be in substantial accord with the Comprehensive Plan. The ~, 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. 7 01SN0177/WP/FEB28T ! ! ! zc A C-4 ~ I ! c zc 600 0 600 Feet c C-4 c zc 01SN0177 C.U. Sh. 16 LJO O/~;qOl?7-1 I I I I . ~o5~ = 1 . 102.0' 56,0' It10' 1200' 128 O' o15N01'7'1-~.