01SN0117-NOV21.pdfNovember 21, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0117
SBA Communications Corporation
Matoaca Magisterial District
East line of Cattail 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 conununications tower and associated improvements are planned.
pLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 4.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The Public Facilities Plan suggests that communications tower locations should
generally be located away from existing or planned areas of residential
development. The request property lies in an area designated by the Southern and
Western Area Plan for residential development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The siting policy for communications towers suggests that if a tower is to be
located in the vicinity of existing or planned areas of development or other high
visibility areas it should either be architecturally incorporated in the design of an
existing structure, such as a church or office building, possess design features that
mask the utilitarian nature of the tower, or be located as remotely as possible from
existing or planned areas of development or other high visibility areas and on
property that is densely wooded with mature trees. The site is not in compliance
with the Public Facilities Plan or the Guidelines for Review of Substantial Accord
Determination and/or Zoning Approval for Communications Tower Locations.
The site is located in an area planned for residential development and in proximity
to Cattail Road and two (2) proposed thoroughfare roads. A more remote location
would be appropriate.
(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
(CPC)
1. There shall be no signs permitted to identify this use. (P)
(CPC)
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)
(CPC)
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)
(CPC)
The developer shall be responsible for correcting any frequency problems
which affect the Chesterfield County Public Safety Trunked System caused
2 01SN0117/WP/NOV21H
by this use. Such corrections shall be made immediately upon notification
by the Chesterfield County Communications and Electronics staff. (GS)
(CPC)
5. 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)
(CPC)
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.)
(CPC)
At such t'mae 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)
(CPC)
In conjunction with the approval of this request, a forty-nine (49) foot
exception to the 150 foot height limitation shall be granted. (P)
(CPC)
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, 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 species of trees 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 min./mum density of one (1) tree for each
300 square feet of cleared area. In conjunction with site plan submission,
3 01SN0117/WP/NOV21H
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)
GENERAL INFORMATION
Location:
East line of Cattail Road, south of Reedy Branch Road.
(Sheets 33 and 40).
A
Size:
Tax ID 763-632-Part of 7515
6.0 acres
Existing Land Use:
Vacant
A~acent 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
Drainage and Erosion:
The proposed tower site drains via tributaries to Swift Creek. There are currently no on-
site drainage or erosion problems. If the construction of the tower and associated
improvements disturb more than 2,500 square feet of land, a land disturbance permit will
be required.
4 01SN0117/WP/NOV21H
Ptm
Fire Service:
The proposed tower and associated equipment will have a minimal impact on fire/rescue
services.
Transportation:
This proposed development (communication tower) will have a minimal impact on the
existing transportation network.
The proposed communication tower and access driveway will be developed on a six (6)
acre site. The site is located within a 526 acre parcel. The ~ identifies
a north/south major arterial and an east/west major arterial extending from Cattail Road
through the 526 acre parcel. The applicant has provided a general location map of the
proposed tower site and the possible alignments of both arterial roadways (see attached
map). The map illustrates that the location of the proposed communication tower will not
be in conflict with the proposed alignments of the major arterials.
COUNTY AIRPORT
A preliminary review of this proposal indicates that, given the approximate location and elevations
of the proposed installation, the tower wilt not adversely affect the Chesterfield County Airport.
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 ttxis 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 Tmnked System. In addition, once the tower is in operation, if interference
occurs, the owner/developer should be required to correct any problems. Conditions 3 and 4, as
recommended by the Planning Commission, would ensure that interference would not occur with
the Chesterfield County Public Safety Tmnked System.
5 01SN0117/WP/NOV21H
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
request property and surrounding area are appropriate for residential uses with 1 to 5 acre
lot sizes.
As noted in the Transportation section of this report, the ~ proposes two
(2) major arterials in the vicinity of the request site.
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, suggests 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:
Surrounding properties are zoned Agricultural (A) and are developed for single family
residences or are vacant. It is anticipated that residential development will continue in the
area, in accordance with the adopted Plan.
Site Design:
As noted herein, the request property is currently vacant. The proposed communications
tower site is to be located approximately 950 feet from Cattail Road and approximately 800
feet from the two (2) proposed thoroughfare roads, as described herein. Access for the
tower site would be provided via a driveway from Cattail Road.
County guidelines suggest that towers should be located as remotely as possible from
existing or planned areas of development or other high visibility areas, such as major
arterial roads. Typically, such placement would be in the vicinity of stream beds or
Resource Protection Areas that generally define the edge of furore residential
developments. These wooded areas provide appropriate separation and screening from
future residential neighborhoods.
The subject property is part of a 526 acre parcel containing a depth of approximately 4300
feet. Two (2) streams are located within or along the limits of the parent parcel, one
bordering the southwestern properly line, the other bisecting the property, with both
6 01SN0117/WP/NOV21H
intersecting at the southwestern corner of the property. Location of the proposed tower
at the confluence of these two stream beds, a minimum of 1,000 feet from existing or
proposed rights of way, would comply with the County's tower location guidelines.
Consistent with actions taken on similar facilities, Condition 5, as recommended by the
Plarming Commission, would require the base of the tower to be secured with a fence to
discourage trespassing. Condition 1, as recommended by the Planning Commission,
ensures that there will be no signs permitted to identify this use.
Consideration was given to the provision of adequate buffers in anticipation of area
development in the future. Condition 9, as recommended by the Planning Commission,
would require that 100 feet of mature trees be maintained surrounding the tower site and
that cleared areas be planted.
Architectural Treatment:
The request property lies within an Emerging Growth Area. Condition 6, as recommended
by the Planning Commission, requires compliance with emerging growth requirements
relative to architectural treatment of buildings and screening of mechanical equipment.
Specifically, 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 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, 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, Condition 5, as recommended by the
Planning Commission, addresses the color, tower style and lighting system that can be
used.
7 01SN0117/WP/NOV21H
In addition, Condition 7, as recommended by the Planning Commission, ensures that the
tower will 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, as recommended by the Planning Commission, would grant a forty-nine (49)
foot exception to the 150 foot height limitation in Agricultural (A) Districts.
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 residential development with
1 to 5 acre lots. The area north of the property is experiencing a significant amount of residential
development. It is anticipated that this development pattern will continue in accordance with the
adopted Plan. The Public Facilities Plan suggests that towers be located in areas designated on
the adopted Plan for general commercial, general industrial and agricultural/forestal use.
Specifically, towers should generally be located away from existing or planned areas of residential,
recreational and similar types of development.
The Public Facilities Plan indicates that views of towers from existing or planned areas of
residential development should be minimized. If located in a high visibility area, the tower should
be architecturally incorporated in the design of an existing structure, such as a church or office
building, or possess design features that mask the utilitarian nature of the tower. Otherwise, the
tower should be located as remotely as possible from existing or planned areas of development or
other high visibility areas and on property that is densely wooded with mature trees. The
proposed tower will be located approximately 950 feet from Cattail Road and approximately 800
feet from two (2) proposed major arterials that bisect the property. This location represents one
of the most visible portions of the parent pamel. There are alternative locations for the tower site
within the 526 acre parent parcel that are more consistent with the County's tower location
guidelines. Specifically, locating the tower at the southwestern edge of the parent parcel within
the vicinity of the stream beds and a significant distance from existing and proposed rights of way
would have a minimal visual impact upon future area residential development.
As submitted, the request is not in compliance with the Public Facilities Plan or the Guidelines for
Review of Substantial Accord Determination and/or Zohing Approval for Communications Tower
Locations.
The conditions fail to address the concerns outlined herein. The conditions do attempt to minimize
any impact of this use of the existing and future residential development surrounding the request
site.
Given these considerations, denial of this request is recommended.
8 01SN0117/WP/NOV21H
CASE HISTORY
Planning Commission Meeting (10/17/00):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendatiom There was no opposition present.
Mr. Marsh stated that staffwas following the policy on towers; however, this tower would
be located in a rural area where development is not anticipated in the near future and it
is also a heavily wooded site.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on pages 2 and 4.
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 authority to
"overrule the action of the Commission by a majority vote of the membership thereof.,
The Board of Supervisors, on Tuesday, November 21, 2000, beginning at 7:00 p.m., will take
under consideration this request.
9 01SN0117/WP/NOV21H
A
N 01SN0117
600 0 600 Feet C.U.P.D.
Sheet #: 33 & 40
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COUNTY THOROUGHFARE PLAN
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