00SN0223-JUNE28.pdfJune 28, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0223
American Tower LP
Matoaca Magisterial District
West line of Hull Street Road
REQUEST: Conditional Use Planned Development 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 AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 5.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The request property lies within the boundaries of the Southern and Western Area
Plan which suggests the property and surrounding area are appropriate for rural
conservation uses, primarily agricultural and forestal uses with isolated single family
residences on large lots until such time as adequate public facilities are available.
Subject to the recommended conditions, the site conforms to the criteria
Providing a FIRST CHOICE Community Through Excellence in Public Service.
of the Public Facilities Plan and Guidelines for Review of Substantial Accord
Determinations and/or Zoning Approval for Communications Tower Locations
which suggests that communications towers should generally be located away from
areas of anticipated residential development as well as high visibility areas, such as
maj or arterials
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. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC) 2.
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
Deparunent for approval. (P)
(STAFF/CPC) 3.
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, 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) 4.
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)
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(STAFF/CPC) 5. The color and lighting system for the tower shall be as follows:
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
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)
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.)
Any building or mechanical equipment shall comply with Sections
19-570 (b) and (c) and 19-595 of the Zoning Ordinance relative to
screening of mechanical equipment and architectural treaunent of
building exteriors. (P)
(NOTE: Section 19-570 (b) and (c) would require the screening of
mechanical equipment and junction and accessory boxes 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.)
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)
In conjunction with the approval of this request, a forty-nine (49) foot
exception to the 150 foot height limitation shall be granted. (P)
The tower and associated improvements shall be located as generally
shown on the plan prepared by HDR Engineer'mg Inc., dated 2/28/00,
attached to the "Request Analysis". (P)
3 00SN0223/WP/JUNE28K
(STAFF/CPC) 11.
A minimum 100 foot buffer shall be maintained around the per'Lmeter
of the tower site. Access and utilities for this use, which may be
extended generally perpendicular through this buffer and the existing
improvements shown on the plan referenced in Condition 10, shall be
permitted in this buffer. Within this buffer, existing healthy trees
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, except that supplemental landscaping shall not
be required between the driveway and the mobile home. Rather, in the
area surrounding the mobile home and driveway, supplemental
landscaping shall be required between the property line and the
improvements stated herein. 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, to achieve minimum density of one (1) tree for
each 300 square feet of cleared ama, except between the driveway and
the mobile home as discussed herein. In conjunction with site plan
submission, or prior to the release of the building permit, whichever
occurs first, a landscaping plan depicting this requirement shall be
submitted to the Planning Depamnent for review and approval. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Except as provided herein, if requested by any County fire or safety
agency or by any non-commercial fire and/or rescue squad station
located within the County which could be served by the proposed
communications tower, the Applicants shall permit such agency or
station to install its communications equipment on the tower without
charge. Such request shall be based upon a specific need for space on
the tower, and such request must be made within fifteen (15) years of
the date of approval of this Conditional Use Planned Development.
Notwithstanding the foregoing, the Applicants shall not be required
to provide such space to such agency or station if the Applicants
submit an engineer'mg study to the Planning Depamnent conf'Lrming
that (i) the tower cannot structurally support the agency's or station's
equipment, taking into account existing equipment on the tower,
equipment that the Applicants are committed to install on the tower,
and other relevant factors, including space on the ground for
equipment that supports tower-mounted equipment, or (ii) the tower
cannot accommodate the agency's or station's equipment because of
technical constraints due to potential frequency interference between
4 00SN0223/WP/JUNE28K
the agency's or station's equipment and equipment installed or to be
installed on the tower. (P)
(STAFF/CPC)
Notwithstanding any other conditions imposed as part of this
conditional use planned development, the Applicant shall be
permitted to install on the Property a temporary telecommunications
tower with associated equipment. Any temporary tower shall only be
permitted for a one-time period of sixty (60) days from the date that
the temporary tower is placed or installed on the Property. The
Applicant shall provide the Planning Department with written notice
of the date of the placement or installation of the temporary tower
within one week of such placement or installation. The exact location
and type of temporary telecommunications tower shall be approved
by the Planning Depamnent but may include the use of (i) a wooden
pole with antennas installed on the pole or (ii) a device commonly
known as a cell on wheels. (P)
GENERAL INFORMATION
Location:
West line of Hull Street Road, west of Skinquarter Road. Tax ID 686-666-3094 (Sheet 14).
Existing Zoning:
A
Size:
10.2 acres
Existing Land Use:
Single family residential (mobile home)
5 00SN0223/WP/JUNE28K
Adjacent Zoning and Land Use:
North, South, East and West - A; Single family residential or vacant
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
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 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 (Conditions 3). In addition, once the tower is in operation, if
interference occurs, the owner/developer should be required to correct any problems (Condition 4).
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.
6 00SN0223/WP/JUNE28K
LAND USE
Comprehensive Plan:
The request property lies wkhin the boundaries of the Southern and Western Area Plan
which suggests the request property and surrounding area are appropriate for rural
conservation uses, which includes primarily agricukural~forestal uses and isolated residential
uses on large lots until such time that adequate public facilkies are available.
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, suggest 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:
The request property is currently occupied by a mobile home. Adjacent properties are zoned
agriculturally and are currently vacant or occupied by single family residences or mobile
homes on acreage parcels. This development pattern is expected to continue in this area for
the foreseeable future. Planned development is to be deferred in this area until adequate
public facilities are available.
Site Design:
As noted, the property is currently occupied by a mobile home and associated improvements.
The mobile home is located on the northern portion of the property in proximity to the
western property boundary.
The proposed tower is planned to be located to the southeast of the mobile home. The tower
site is located approximately 900 feet from Hull Street Road. Given that Hull Street Road
is a major arterial, a condition should be imposed to require that the site be located as
generally shown on the attached plan (Condition 10). However, Proffered Condition 2 will
allow the placement of a temporary tower pending construction of a permanent tower.
Access to the tower site would be provided via an existing gravel drive from Hull Street
Road. All driveways and parking areas should be designed to minimize dust problems and
provide ease of ingress/egress to the tower site. (Condition 6)
7 00SN0223/WP/JUNE28K
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 2)
Emergency Communications:
Proffered Condition 1 would allow use of space on the tower by County or non-commercial
fire and/or safety organizations, should there be a need and provided that the tower can
structurally and technically accommodate the antennas of the emergency service agency.
Proffered Condition 1 is similar to proffered conditions accepted in the past on similarly
situated tower sites. The addition of equipment for fire/safety use is no more intense than
typical communications equipment and would not impose any additional impact on area
properties.
Buffers & Screening:
Although the Plan suggests that subdivision-type development should not occur until such
time that adequate public facilkies area available, consideration should be given to provision
of adequate buffers in anticipation of area development in the future. Generally, the northern
portion of the property where the tower is proposed is wooded with mature trees; however,
a cleared area exists along the western edge of the property in the vicinky of the existing
mobile home. Normally, in areas anticipated for residential development in the near future,
requirements have been imposed relative to provision of a 100 foot buffer of mature trees.
As previously noted, such a stand of mature trees does not exist west of the tower ske.
However, given that the area is not designated for development in the near future, the lack
of vegetation to the west should not adversely affect future development. The recommended
buffer would require that 100 feet of mature trees be maintained surrounding the tower ske
and that cleared areas be planted except between the tower ske and existing improvements
(mobile home and driveway). Where the mobile home and driveway encroach into the
buffer, landscaping will be required between the property line and the improvements
(Condition 11). It is anticipated that any new vegetation would be at, or near maturity at such
time that the area experiences development. The recommended condkion will allow the
existing improvements (shed, parking and driveway) top encroach into the buffer.
Archkectural 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 treaunent
of buildings and screening of mechanical equipment. (Condition 7)
Specifically, withing 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
8 00SN0223/WP/JUNE28K
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 Agricukural (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 treaunent 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 8)
CONCLUSIONS
The request property lies within the boundaries of the Southern and Western Area Plan which
suggests that the property and surrounding area are appropriate for rural conservation uses, primarily
agricultural and forestal uses with isolated single family residences on acreage lots. The Plan
suggests that typical subdivision and commercial type development should be deferred in this area
until adequate provisions are made for public water and sewer, road improvements and other public
facilities. Subject to the recommended conditions, the tower site conforms to the siting criteria of
the adopted Public Facilities Plan and Guidelines for Review of Substantial Accord Determinations
and/or Zoning Approval for Communications Tower Locations which suggests that communications
towers should generally be located away from areas of anticipated residential development as well
as high visibility areas, such as major arterial roads.
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 consideration, approval of this request is recommended.
9 00SN0223/WP/JUNE28K
CASE HISTORY
Applicant and Staff (5/8/00 and 5/15/00):
Proffered conditions were submitted. Staff agreed to revisions to Condition 11, as discussed
herein.
Planning Commission Meeting (5/16/00):
The applicant accepted the recommendation. There was opposition present. Concerns were
expressed as to what the tower would look like, the impact of the tower on property values,
health concerns and the view from adjacent properties.
Mr. Marsh explained that the County cannot address health concerns because the Federal law
deems that towers pose no health risks. He indicated that numerous towers exist throughout
the County and that there has been no evidence that property values have been adversely
affected. He further indicated that given the distance of the tower from Hull Street Road, it
should only be minimally visible.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions and acceptance of proffered conditions on
pages 2 through 5.
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.
10 00SN0223/WP/JUNE28K
A
300 0 300 600 Feet
Case #: 00SN0223
Rezoning: C.U.P.D.
Sheet #: 14
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