00SN0225-AUG23.PDFou,~, ,o, ~,~,,, CPC
August 23, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0225
American Tower LP
Matoaca Magisterial District
North line of Hull Street Road
REOUEST: 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
Plarl which suggests the property and surrounding area are appropriate for rural
conservation uses, primarily agricultural and forestal uses with isolated single
family resideuces on large lots until such time as adequate public facilities are
available.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Subject to the recommended conditions, the site conforms to the 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 communications towers should generally be located away from
areas of anticipated residential development as well as high visibility areas, such
as major arterials.
The reconmlended conditions will farther minimize the possibility of any adverse
impact on area development, the Chesterfield County Public Safety Tmnked
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
Department 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 engineering
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
Tmnked System caused by this use. Such corrections shall be made
2 00SN0225/WP/AUG23G
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
immediately upon notification by the Chesterfield County
Con~nunications 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 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.
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 treatment 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-me (49)
foot exception to the 150 foot height limitation shall be granted. (P)
3 00SN0225/WP/AUG23G
(STAFF/CPC) 10.
The tower and associated improvements shall be located as
generally shown on the plan prepared by URS Greiner, dated
5/19/00, attached to the "Request Analysis". (P)
(STAFF/CPC) 11.
A minimum 100 foot buffer shall be maintained around the
perimeter 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. 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 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 Plarming Department 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 engineering study to the Planning
Department confirming 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
4 00SN0225/WP/AUG23G
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
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 Department 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:
North line of Hull Street Road, west of Sappony Road. Tax ID 685-651-Part of 3370
(Sheets 21, 22, 29 and 30).
Existing Zoning:
A
Size:
24 acres
Single family residential and vacant
Adjacent Zoning and Land Use:
North - A; Vacant
South - A; Single family residential
East, West - A; Single family residential and vacant
5 00SN0225/WP/AUG23G
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 disturb more than 2,500 square feet of
land, a land disturbance permit will be required.
PUBLIC FAC I S
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 tiffs 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
Comprehensive Plala:
The request property lies within the boundaries of the Southern and Western Area Plan
which suggests the request property and surrounding area are appropriate for rural
6 00SN0225/WP/AUG23G
conservation uses, which include primarily agricultural/forestal uses and isolated
residential uses on large lots until such time that adequate public facilities 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:
Adjacent properties are zoned agriculturally and are currently vacant or occupied by single
family residences 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:
The request site lies approximately 980 feet off the north side of Hull Street Road. This
distance from Hull Street 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 to the eastern portion of the parent parcel. 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 a dirt road 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)
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
7 00SN0225/WP/AUG23G
intense than typical communications equipment and would not impose any additional
impact on area properties.
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
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 11). 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
7)
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 5)
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 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, mnst 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)
8 00SN0225/WP/AUG23 G
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 fbr 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 mimmize 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
Planning Commission Meeting (7/18/00):
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."
The Board of Supervisors, on Wednesday, August 23, 2000, beginning at 7:00 p.m., wilt take
under consideration this request.
9 00SN0225/WP/AUG23G
A
A
SAPP~
¸RD
A
A
5O0
0 500 1000 Feet
Case #: 00SN0225
C.U.P.D.
Sheet #: 21
(E) AC~SS ROAO
003N0225
In Matoaca Magisterial District, A~ERICAiq TOWER LP requested
Conditional Use Planned Development and amendment of zoning
district map to permit a communications tower and height
exception. The density of such amendment will be controlled
by zoning conditions or Ordinance standards. The
Comprehensive Plan suggests the property is appropriate for
rural conservation use. This request lies in an
Agricultural (A) District on 24.0 acres fronting
approximately 402 feet on the north line of Hull Street
Road, approximately 2,350 feet west of Sappony Road. Tax ID
685 651 Part of 3370 (Sheet 21).
Mr. Jacobson presented a summary of Case 00SN0225 and stated
that the Planning Commission and staff recommend approval
subject to conditions and acceptance of the proffered
conditions. He further stated that the proposed request
conforms to the citing criteria for towers.
Mr. Brennen Keane, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mrs. Humphrey, seconded by Mr. McHale, the
Board approved Case 00SN0225 subject to the following
conditions:
1 There shall be no signs permitted to identify this use.
(P)
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
Department for approval. (P)
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 engineering 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
8/23/00
00 593
11.
required, shall be submitted to, and approved by, the
Chesterfield County Communications and Electronics
staff. (GS)
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:
a. The tower shall be gray or another neutral color,
acceptable to the Planning Department.
b. 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)
Ail 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 treatment 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 URS Greiner,
dated 5/19/00, attached to the "Request Analysis". (P)
A minimum 100 foot buffer shall be maintained around
the perimeter of the tower site. Access and utilities
8/23/00
O0 594
And, further,
conditions:
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. 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 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)
the Board accepted the following proffered
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
engineering study to the Planning Department confirming
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)
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
8/23/00
O0 595
location and type of temporary telecommunications tower
shall be approved by the Planning Department but may
include the use of (1) a wooden pole with antennas
installed on the pole or (ii) a device commonly known
as a cell on wheels. (P)
Ayes: Warren, Humphrey, Barber, McHale and Miller.
Nays: None.
8/23/00
00 596