00SN0224-JUNE28.pdfJune 28, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0224
American Tower LP
Matoaca Magisterial District
West of Eanes 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. While the request property lies within the boundaries of the Southern and Western
Area Plan which suggests the property and surrounding area are appropriate for
residential use of 1-5 acre lots, the site is densely wooded, located at least 1,600 feet
off of Eanes Road and adjacent to a Resource Protection Area. Subject to the
Providing a FIRST CHOICE Community Through Excellence in Public Service.
recommended buffer condition, the site conforms to the siting criteria of the Public
Facilities Plan and Guidelines for Review of Substantial Accord Determinations
and/or Zoning Approval for Communications Tower Locations which suggests that
if communications towers are not located away from areas of anticipated residential
development or high visibility areas such as major arterials, they should be designed
to minimize the visual impact on those 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 tower and associated improvements shall be generally located as
depicted on the plan prepared by Strata Design Services, last revised
April 11, 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 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)
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
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)
The color and lighting system for the tower shall be as follows:
The tower shall be gray or another neutral color, acceptable to
the Planning Deparunent.
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.
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 condkion 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 Section 19-
570 (b) and (c) and 19-595 of the Zoning Ordinance relative to
archkectural treaunent 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.)
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)
A minimum 100 foot buffer shall be maintained around the per'Lmeter
of the tower site. Except for access and utilities which may be
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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. Addkional 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 densky 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 Depamnent for review and
approval. (P)
(STAFF/CPC) 11.
In conjunction with the approval of this request, a forty-nine (49)
foot exception to the 150 foot height limitation for communications
tower shall be granted. (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
the agency's or station's equipment and equipment installed or to be
installed on the tower. (P)
(STAFF/CPC) 2.
Notwithstanding any other conditions imposed as part of this
conditional use planned development, the Applicant shall be
4 00SN0224/WP/JUNE28L
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 Eanes Road, north of River Road. Tax ID 765-614-1522 (Sheet 44).
Existing Zoning:
A
Size:
32.6 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
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.
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ENVIRONMENTAL
Drainage and Erosion:
If construction of the tower and associated improvements disturbs more than 2,500 square
feet of land, a land disturbance permk will be required.
Water Quality:
There is a Resource Protection Area (RPA) to the rear of the property. No clear'rog
associated with construction of the tower or associated improvements will be allowed in the
RPA.
PUBLIC FACILITIES
Fire and Transportation:
The proposed tower and associated equipment will have a minimal impact on fire/rescue
services and the existing 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 tower 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 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 tower proposal has indicated that, given the approximate location and
elevation of the proposed installation, it appears the tower will not adversely affect the Chesterfield
County Airport.
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LAND USE
Comprehensive Plan:
The request property lies wkhin the boundaries of the Southern and Western Area Plan
which suggests the property and surrounding area are appropriate for residential use of 1-5
acre lots.
Area Development Trends:
The request property is located in an area characterized by single family residences on
acreage parcels, agricultural uses and vacant land. It is anticipated that properties in the
vicinity of the request site will eventually be zoned and developed for residential use on large
lots.
Site Design:
As noted, the property is currently occupied by a single family residence and associated
improvements. The tower site is located to the south of the existing residence and in
proximity to Franks Branch and an associated Resource Protection Area. The tower site is
located approximately 1,600 feet off the west line of Eanes Road. Given that the area is
designated for future residential development, a condition should be imposed to require that
the site be located as generally shown on the attached plan (Condition 1) except that a
temporary tower could be placed on the property for a limited time period pending the
construction of the permanent tower (Proffered Condition 2). This will insure the ability to
provide sufficient buffers and setbacks from future residential development.
Access is proposed via an existing gravel road from Eanes 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)
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.
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Architectural Treatment:
Since the request property lies within an Emerging Growth Area a condition should be
imposed to require compliance with those standards relative to architectural trea1~nent of
buildings and screening of mechanical equipment. (Condition 8)
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
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 fight 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.
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)
Buffers & Screening:
Since the request property is located within an area designated by the Plan for future
residential development, the siting criteria suggests that specific measures should be taken
to minimize the impact on future residents. The western boundary of the property is
encompassed by a Resource Protection Area (RPA) which will provide separation and
buffer'mg between the tower site and future development to the west. Historically, in areas
designated for future residential development, staff has encouraged cellular companies to
locate adjacent to RPAs. This request is consistent with past approvals of similarly situated
sites.
Furthermore, the tower site is located in a heavily wooded area and as such can be buffered
with a mature stand of trees. (Condition 10)
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It should be noted that the plan fails to provide for the recommended 100 foot buffer around
the per'Lmeter of the tower compound. Modification of the plans will be necessary prior to
obtaining site or building permit approval if Condition 10 is imposed.
CONCLUSIONS
While the request property lies within the boundaries of the Southern and Western Area Plan which
suggests the property and surrounding area are appropriate for residential use of 1-5 acre lots, the
site is densely wooded, located at least 1,600 feet off of Eanes Road and adjacent to a Resource
Protection Area. Subject to the recommended buffer condkion, the ske conforms to the sking
criteria of the Public Facilkies Plan and Guidelines for Review of Substantial Accord Determinations
and/or Zoning Approval for Communications Tower Locations which suggests that if
communications towers are not located away from areas of anticipated residential development or
high visibilky areas, such as major arterials, they should be designed to minimize the visual impact
on those 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.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (5/8/00):
Proffered conditions, as discussed herein, were submitted.
Planning Commission Meeting (5/16/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions and acceptance of the 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."
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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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Case #: 00SN0224
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