00SN0281-AUG23.PDFAugust 23, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0281
(AMENDED)
Chesterfield County Board of Supervisors
Midlothian Magisterial District
Off the east line of Coalfield Road
REOUEST: (AMENDED) Conditional Use Planned Development to permit a water tank and
pump station with communications antennae plus a height exception in Agricultural
(A), Corporate Office (0-2) and Community Business (C-3) Districts.
PROPOSED LAND USE:
A 150 foot high water storage tank and pump station are planned. In addition, this
request would allow the installation of communications antennae on the water tank
to a height of ten (10) additional feet.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4.
AYES: MESSRS. GULLEY, MARSH, CUNNINGHAM AND GECKER.
ABSENT: MR. LITTON.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed water storage tank conforms to the Public Facilities Plan which
suggests expansion of the existing water system, to include storage tanks and
pumping stations, by 2015.
The Public Facilities Plan suggests that communications towers be located to
minimize the impact on existing or planned areas of development and that
communications facilities should co-locate whenever feasible. The proposed co-
location of communications antennae on the water tank conforms to this criteria.
Incorporating the communications facilities into the proposed water tank will
eliminate the need for an additional freestanding communications tower in the area,
thereby minimizing tower proliferation.
Similar co-locations have occurred throughout the County with no known adverse
impacts on nearby development. Specifically, several communications tower/water
tank structure co-locations have been approved, with no known adverse impacts on
area neighborhoods.
The recommended conditions will further minimize the possibility of any adverse
impact on area development or the Chesterfield County Public Safety Trunked
System.
(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 water tank shall be designed to discourage unauthorized
individuals from climbing the tank. Between the water tank
(exclusive of the area devoted to the access road) and the southern
boundary of the request site, evergreen plantings, having an initial
height and spacing to minimize the view of the base of the tank and
accessory ground-mounted equipment or structures from the
adjacent Corporate Office (0-2) property to the south of the water
2 00SN0281/WP/AUG23K
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
tank, shall be installed. A detailed plan depicting this requirement
shall be submitted to the Planning Department for review and
approval. (P)
Any communications tower use and equipment shall be designed and
installed so as not to interfere with the Chesterfield County Public
Safety Tmnked System and the Utilities Department
communications system. Prior to site plan or building permit
approval, whichever occurs first, the owner/developer of non-
County communications equipment shall submit information as
deemed necessary by the Chesterfield County Communications and
Electronics staff and Utilities Department staff to determine if an
engineering study should be performed to analyze the possibility of
radio frequency interference with the County systems, based 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 and Utilities
Department staff. (GS and U)
The owner/developer of non-County communications equipment
shall be responsible for correcting any frequency problems which
affect the Chesterfield County Public Safety Trunked System and
Utilities Department communications system caused by this use.
Such corrections shall be made h~m~ediately upon notification by the
Chesterfield County Communications and Electronics staff or
Utilities Department staff. (GS and U)
The color and lighting system for the tank/tower shall be as follows:
The tank shall be grey or another neutral color,
acceptable to the Planning Department.
Any connnunications equipment (antennas, mounting
hardware, cabling, etc.) mounted on the outside of
the water tank structure shall be the same color as
the water tank.
c. The tank/tower shall not be lighted. (P)
Any building or mechanical equipment shall comply with Sections
1%570 (b) and (c) and 19-595 of the Zoning Ordinance relative to
3 00SN0281/WP/AUG23K
architectural treatment of building exteriors and screening of
mechanical equipment. (P)
(NOTE: This condition would require the screening of mechanical
equipment, located on, or associated with, any building from
adjacent properties and public rights of way. This condition would
not require screening for the tower or tower-mounted equipment or
for ground-mounted equipment cabinets.)
(STAFF/CPC) 7.
At such time that any cowanunications tower use ceases to be used
for communications purposes for a period exceeding ten (10)
consecutive months, the owner/developer of the communications
equipment shall dismantle and remove the antennas and all
associated equipment from the property. (P)
(STAFF/CPC) 8.
In conjunction with the approval of this request, a ten (10) foot
exception to the 150 foot height limitation for communication
towers in an Agricultural (A) District shall be granted. (P)
GENERAL INFORMATION
Location:
Off the east line of Coalfield Road, south of South Carriage Lane. Tax IDs 729-705-Part
of 0717 and 730-705-Part of 7743 (Sheet 5).
Existirlg_7_.~_~i~:
A, 0-2 and C-3
Size:
1.2 acres
Vacant
.Adjacent Zonin~ and Land Use:
North - A and C-3 with Conditional Use Planned Development; Public/semi-public
(Watkins Elementary School); Virginia Power Easement or vacant
4 00SN0281/WP/AUG23K
South - 0-2 and R-TH with Conditional Use Planned Development; Public/Semi-public
(YMCA) or vacant
East - C-3 with Conditional Use Planned Development; Vacant
West - A and 0-2 with Conditional Use Planned Development; Public/semi-public
(Watkins Elementary School) or vacant
UTILITIES
Public Water System:
The proposed elevated water storage tank is needed to meet projected water service
demand in the growing Midlothian District. The pump station is designed to move water
to another water storage tank further west to meet the growing demand and service
conditions caused by higher ground elevations in the adjacent pressure zone.
_Public Wastewater System:
The facility will not require the use of the public wastewater system.
ENVIRONMENTAL
Draina e an~:
The site drains to the southeast via tributaries to Falling Creek. There are no existing or
anticipated on- or off-site drainage or erosion problems.
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 Communications System microwave paths. This determination must be
made prior to erection of any water tank or communications antennae on the water tank. As noted
herein, any communications tower use would be incorporated into an existing water tank.
5 00SN0281/WP/AUG23K
A preliminary review of this 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 tank and antennas are designed and constructed so as not to interfere
with the Chesterfield County Public Safety Trunked System (Condition 3). In addition, once the
use is erected, if interference occurs, the owner/developer should be required to correct any
problems. (Condition 4)
COUNTY AIRPORT
A preliminary review of this proposal has indicated that, given the approximate location and
elevation it appears the tank will not adversely affect the Chesterfield County Airport.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Plan which suggests the
property is appropriate for planned transitional uses. Primary uses would include office,
medium-density (7-14 units/acre), personal services and community facilities.
The Public Facilities Plan, an element of the Comprehensive Plan, suggests that energy and
communications uses should be located to minimize impacts on existing and future areas
of development and that such uses should co-locate whenever feasible. Such co-location
would be appropriate for other tall structures, such as the proposed water storage tank.
The Plar$ also suggests that additional water storage tanks and pumping stations should be
constructed to serve the County's water supply system by 2015.
Area Development Trends:
Surrounding properties are zoned Agricultural (A), Corporate Office (O-2) and Community
Business (C-3). With the exception of Watkins Elementary School to the west and the
Midlothian YMCA to the south, adjacent properties remain vacant. The Plan anticipates
a mixture of residential, office and commercial land uses continuing in the area especially
within the Grove Development. A Virginia Power easement exists within the site and to
the north and south of the site.
The site lies to the east of Watkins Elementary School on a portion of the school property.
Access to the site is proposed via a gravel road to North Woolridge Road. A water storage
tank with a pump station is planned. Approval of the request would also allow
communications antennae on the storage tank structure.
6 00SN0281/WP/AUG23K
Consistent with past actions on similar facilities, the base of the tank should be secured
with a fence to discourage trespassing and the area surrounding the base of the tower
landscaped. (Condition 2)
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 6)
Specifically, within Emerging Growth Areas, no building exterior which would be visible
to any A, R or O District or any public right of way may consist of architectural material
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 A, R or O 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 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 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. These requirements would not apply to any tower or tower-
mounted equipment.
In addition, consistent with past actions on similar facilities, any communications
equipment should be removed at such time that it ceases to be used for communications
purposes to ensure that the equipment does not become a maintenance problem or an
eyesore. (Condition 7)
Screening:
Antennas, cabling and other equipment associated with communications tower use, if
mounted on vertical elements of the water tank and having the same color as the tank,
should not create a visual impact significantly greater than the visual impact of the water
tank mass. (Condition 5)
7 00SN0281/WP/AUG23K
CONCLUSIONS
The Public Facilities Plan suggests expansion of the existing water system to include new storage
tanks and pumping stations by 2015. The Public Facilities Plan also suggests that communications
tower locations should generally be located to minimize the impact on existing or planned areas
of development, and that conmqunications facilities should co-locate whenever feasible.
Specifically, any connnunications antennae would be incorporated into the proposed water tank.
The addition of the communications facilities would not generate a visual impact on area
residences that is significantly greater than the visual impact of the proposed water tank and
conforms to the co-location criteria of the Pla!!.
In addition, incorporating the conm~unications facilities into a proposed water tank will eliminate
the need for an additional freestanding communications tower in the area, thereby mirfimizing
tower proliferation. Similar co-locations have occurred in areas throughout the County, with no
known adverse impacts on nearby development. Specifically, several communications tower/water
tank structure co-locations have been approved, with no known adverse impacts on area
neighborhoods. The recommended conditions will further minimize the possibility of any adverse
impact on area development or the Chesterfield County Public Safety Trunked System.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/15/00):
The applicant accepted the recommendation. There was no opposition present. A
representative from the Watkins Elementary School PTA expressed concerns about what
impact the use might have on the school athletic field and track.
Staff indicated the facilities would be relocated and improved with development of the
structure, with temporary disruption.
On motion of Mr. Gecker, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on pages 2 through 4.
AYES: Messrs. Gulley, Marsh, Cunningham and Gecker.
ABSENT: Mr. Litton.
8 00SN0281/WP/AUG23K
A representative for the applicant withdrew that portion of the Substantial Accord request
for the water tower and pump station, as the ~ exempts County-owned
facilities which obtain zoning from substantial accord. The Commission acknowledged this
withdrawal.
Further, the Commission found the private communications 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 Con.mission by a majority vote of the
membership thereof."
The Board of Supervisors, on Wednesday, August 23, 2000, beginning at 7:00 p.m., will take
under consideration this request.
9 00SN0281/WP/AUG23K
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003N0281 (Amended)
In Midlothian Magisterial District, CHESTERFIELD COUNTY
BOARD OF SUPERVISORS requested Conditional Use Planned
Development and amendment of zoning district map to permit
a water tank and pump station with communications antennae
and height exception in Agricultural (A), Corporate Office
8/23/00
00 596
(0 2) and Community Business (C 3) Districts. The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for planned transitional use. This
request lies on 1.15 acres lying approximately 1,220 feet
off the east line of Coalfield Road, approximately 600 feet
south of South Carriage Lane. Tax IDs 729 705 Part of 0717
and 730 705 Part of 7743 (Sheet 5).
Mr. Jacobson presented a summary of Case 00SN0281 and stated
that the Planning Commission and staff recommend approval
subject to conditions. He further stated that the request
conforms to the Public Facilities Plan.
Mr. John Harmon, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
On motion of Mr. Barber, seconded by Mr. McHale, the Board
approved Case 00SN0281 subject to the following conditions:
1 There shall be no signs permitted to identify this use.
(P)
2 The water tank shall be designed to discourage
unauthorized individuals from climbing the tank.
Between the water tank (exclusive of the area devoted
to the access road) and the southern boundary of the
request site, evergreen plantings, having an initial
height and spacing to minimize the view of the base of
the tank and accessory ground mounted equipment or
structures from the adjacent Corporate Office (0 2)
property to the south of the water tank, shall be
installed. A detailed plan depicting this requirement
shall be submitted to the Planning Department for
review and approval. (P)
3 Any communications tower use and equipment shall be
designed and installed so as not to interfere with the
Chesterfield County Public Safety Trunked System and
the Utilities Department communications system. Prior
to site plan or building permit approval, whichever
occurs first, the owner/developer of non County
communications equipment shall submit information as
deemed necessary by the Chesterfield County
Communications and Electronics staff and Utilities
Department staff to determine if an engineering study
should be performed to analyze the possibility of radio
frequency interference with the County systems, based
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 and Utilities
Department staff. (GS and U)
4 The owner/developer of non County communications
equipment shall be responsible for correcting any
frequency problems which affect the Chesterfield County
8/23/00
O0 597
Public Safety Trunked System and Utilities Department
communications system caused by this use. Such
corrections shall be made immediately upon notification
by the Chesterfield County Communications and
Electronics staff or Utilities Department staff. (GS
and U)
5 The color and lighting system for the tank/tower shall
be as follows:
a. The tank shall be grey or another neutral color,
acceptable to the Planning Department.
b. Any communications equipment (antennas, mounting
hardware, cabling, etc.) mounted on the outside of
the water tank structure shall be the same color
as the water tank.
c. The tank/tower shall not be lighted. (P)
Any building or mechanical equipment shall comply with
Sections 19 570 (b) and (c) and 19 595 of the Zoning
Ordinance relative to architectural treatment of
building exteriors and screening of mechanical
equipment. (P)
(NOTE: This condition would require the screening of
mechanical equipment, located on, or associated with,
any building from adjacent properties and public
rights of way. This condition would not require
screening for the tower or tower mounted equipment or
for ground mounted equipment cabinets.)
7 At such time that any communications tower use ceases
to be used for communications purposes for a period
exceeding ten (10) consecutive months, the
owner/developer of the communications equipment shall
dismantle and remove the antennas and all associated
equipment from the property. (P)
8 In conjunction with the approval of this request, a ten
(10) foot exception to the 150 foot height limitation
for communication towers in an Agricultural (A)
District shall be granted. (P)
Ayes: Warren, Humphrey, Barber, McHale and Miller.
Nays: None.
8/23/00
00 598