00SN0219-JUNE28.pdfJune 28, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0219
SBA Communications Corporation
Bermuda Magisterial District
North line of West Hundred Road
REQUEST: Conditional Use Planned Development to permit a communications tower plus height
and setback exceptions in Community Business (C-3) and General Industrial (I-2)
Districts.
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 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the request property lies within the boundaries of the Eastern Area Land Use
Plan which suggests the property and surrounding area are appropriate for light
industrial uses, the tower site itself, as well as the surrounding area, is currently
zoned General Industrial (I-2). The proposal conforms to the Public Facilities Plan
and Guidelines for Review of Substantial Accord Determinations and/or Zoning
Approval for Communications Tower Locations which suggests communications
Providing a FIRST CHOICE Community Through Excellence in Public Service.
towers should generally be located away from areas of anticipated residential
development as well as high visibility areas, such as major arterials and grouped in
industrial or remote areas.
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 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
Depamnent for approval. (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 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 engineer'mg 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)
(STAFF/CPC) 3.
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)
4. The color and lighting system for the tower shall be as follows:
2 00SN0219/WP/JUNE28J
The tower shall be gray or another neutral color,
acceptable to the Planning Department.
If lighted, lighting during daylight hours shall be
limked to medium intensity strobe lights wkh upward
reflection and lighting during night time hours shall
be limked to soft blinking lights.
c. The tower shall be of a monopole design. (P)
(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)
In conjunction with the approval of this request, a forty-nine (49) foot
exception to the 150 foot height limkation, a ten (10) foot exception
to the 184 foot side yard setback to the south, and a sixty-seven (67)
foot exception to the 194 foot rear yard setback requirement, shall be
granted. (P)
GENERAL INFORMATION
Location:
North line of West Hundred Road, east of Bermuda Triangle Road. Tax ID 805-653-Part
of 9764, 806-654-Part of 3073, 807-653-Part of 0838 and Part of 2676, and 807-654-Part of
0432 and Part of 0860 (Sheet 27).
Existing Zoning:
C-3 and I-2
Size:
2.8 acres
Existing Land Use:
Vacant
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Adjacent Zoning and Land Use:
North - I-2; Industrial
South - C-5, I-2 and I-3; Office, office/warehouse or vacant
East - C-3 and I-2; Residential or vacant
West - I-2; Industrial
UTILITIES
The tower and associated equipment will not require the use of the public water and wastewater
systems.
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.
PUBLIC FACILITIES
Fire and Transportation:
The proposed tower and associated equipment will have minimal impact on fire/rescue services and
transportation network.
COUNTY COMMUNICATIONS
The Zoning Ordinance requires that any structure over eighty (80) feet in heigh 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 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 (Conditions 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 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.
LAND USE
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Comprehensive Plan:
The request property lies within the boundaries of the Eastern Area Land Use Plan which
suggests the property is appropriate for light industrial 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 which suggest that communications uses should be located in areas so as
to minimize impacts on existing and future areas of development and on planned or existing
residential development or to group facilities in industrial or remote areas. Typically, the
tower should be located in an area designated on the Plan for general commercial, general
industrial and agricultural/forestal use.
Area Development Trends:
Adjacent properties to the north, south and west are currently zoned and developed for
commercial and industrial uses or are vacant. Adjacent properties to the east are zoned
Community Business (C-3) and Agricultural (A) and are occupied by single family
residences or are vacant.
The Eastern Area Land Use Plan suggests that this section of West Hundred Road is
appropriate for light industrial uses. In fact, much of the surrounding area is already zoned
for general industrial use. The Plan anticipates these land use trends continuing.
Site Design:
The request property lies within an Emerging Growth District area and as such must conform
to Zoning Ordinance requirements which address among other things setbacks, architectural
treatment and landscaping. The request site lies approximately 800 feet off the north line of
West Hundred Road. This distance from West Hundred Road which is a major arterial
provides sufficient separation from the road so as to lessen the visual impact from the road.
The request property includes an existing gravel access road, which provides ingress/egress
to the property at two (2) locations. Consistent with past actions on similar facilities, the
base of the tower should be secured with a fence to discourage trespassing. (Condition 1)
5 00SN0219/WP/JUNE28J
Architectural Treatment:
Architectural treaunent of buildings, including materials, color and style, shall 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.
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 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.
In I-2 Districts, junction and accessory boxes need not be minimized from view nor does
mechanical equipment need not be screened from view of any I-2 District or from any public
right of way which does not accommodate or is not intended to accommodate through traffic
movements.
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 5)
CONCLUSIONS
While the request property lies within the boundaries of the Eastern Area Land Use Plan which
suggests that the property and surrounding ama are appropriate for light industrial uses, the site itself
is currently zoned General Industrial (I-2). The proposal conforms to the adopted Public Facilities
Plan and Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations which suggests communications towers should generally be
located away from areas of anticipated residential development as well as high visibility areas, such
as maj or arterials and located on land zoned general commercial or general industrial.
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.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (5/16/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
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 the authority to
"overrule the action of the Commission by a majority vote of the membership thereof."
The Board of Supervisors, on Wednesday, June 28, 2000, beginning at 7:00 p.m., will take under
consideration this request.
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:ARMS
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300 0 300 600 Feet
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Case #: 00SN0219
C.U.P.D.
Sheet #: 27
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