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02SN0197-May22.pdfMay 22, 2002 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 02SN0197 VoiceStream Wireless Matoaca Magisterial District South line .of Commonwealth Centre Parkway REQUEST: Conditional Use to peTmit a conanunicafions tower in a Light Industrial (I- I) District. PROPOSED LAND USE: A communications tower and associated improvements ate planned. Specifically, the tower will be incorporated into the structure of an existing electr',¢al transmission structure located on the property. The tower is proposed to be 133 feet high; however, the Ordinance would allow 150 feet. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. AYES: MESSRS. LITTON, GECKER, CUNNINGHAM AND STACK. ABSENT: MR. GULLEY. STAFF RECOMMENDATION Reconunend approval for the following reasons: A. The Public Facilities Plan suggests that comraurdcations tower locations should generally be located to minimize the impact on existing or planned areas of development and that energy and communications facilities Providing a FIRST CHOICE CommuniO~ Through Excellence in Public Service. should co-locate whenever feasible. Thc communications facilities incorporated into the existing transmission structure do not generate a visual impact that is significantly greater than the visual impact of the existing Dominion Virginia Power electrical transmission tower and conforms to the co-location criteria of the Plan. Incorporating the communications facilities into an existing Dominion Virginia Power electrical transmission structure will eliminate the need for an additional freestanding communications tower in the area, thereby m i nj. mi zln g tower proliferation. Similar communications tower/Dominion Virginia Power structure co- locations have occurred throughout the County with no known adverse impacts on nearby development. The recommended conditions will further rniuimize the possibility of any adverse impact on area development, the County Communications System or the County Airport. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. THE PROPERTY OWNER MAY PROFFER OTHER 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.) CONDmONS (STAFF/CPC) i. Any communications tower shall be co-located on existing utility structures, (P) (STAFF/CPC) 2. The tower and equipment shall be designed and installed so as not to interfere with the Chesterfield County Communications System. At the time of site plan review, 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 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 2 02SN0197-MAY22-BOS (STAFF/CPC) 3. (STAFF/CPC) 4. (STAFF/CPC) 5. Chesterfield County Communications and Electronics staff, (es) The developer shall be responsible for correcting any frequency problems which affect the Chesterfield County Communications System catmed by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff. (os) 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. The tower shall not be lighted. (P) 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) GENERAL INFORMATION Location: South line of Commonwealth Centre Parkway, west of Route 288. Tax ID 736- 675-Part of 4956 (Sheet 16). Existing: I-1 with Conditional Use Plalmed Development Size: 1.1 acres Existing Land Use: Public utility (Virginia Power transmission line) 3 02SN0197-MAY22-BOS Adiacent Zoning and Land Use: North, South, East and West - I-1 with Conditional Use Planned Developmem; Office, public utility or vacant UTILITIES The proposed use will not necessitate a manned facility; therefore, the use of the public water and w-~tewater systems is not required. 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, FIRE AND TRANSPORTATION The proposed tower and associated equipment will have minimal impact on fire/rescue services and the ~ansportation network. COUNTY COMMUNICATIONS The Zordag 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. Tiffs determination must be made prior to erection of the proposed communications tower. A preliminary review of this proposal has indicated that the facility will not interfere with the County's Commurdeation System; however, as a further precaution, 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 County Communications System (Condition 2). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condition 3) 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 County Airport. 4 02SN0197-MAY22-BOS LAND USE Comprehensive Plan: The request property lies within the boundaries of the U~ver Swift CreekPlan which suggests the property is appropriate for regional mixed use. The Public Facilities Plan, an element of the Comprehensive Plan, suggests that energy and communication uses should be co-located, whenever feasible, to minimize impacts on existing and future areas of development. Such co-location would be appropriate for communications towers on existing tall public utility structures, Area Development Trends: Adjacent properties are zoned Light Industrial (I-1) and arc occupied by office or public utility uses or remain vacant. It is anticipated that regional mixed uses, to include commercial, office and industrial developments would continue in the area as suggested by the Urn>er Swift Creek Plan. Zoning Histor3r: On January 28, 1987, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning from Agrieulturai (A) and Residential (R-9) to Light Industrial (M-I, now I-1) with Conditional Use Planned Development to permit exceptions to Ordinance requirements on the request and surrounding property (Case 86S144). A retail, office and industrial complex was planned and has begun to develop. DeyelQpment Standards: Currently the property lies within an Emerging Growth District Area. The Zoning Ordinance specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and screening for developments within these areas. The purpose of the Emerging Growth District Standards is to promote high quality, well- designed projects. As noted herein, the request property is occupied by Dominion Virginia Power electrical transmission structures. The pwposed communications tower will be located within one (1) of these transmission structures (Condition 1). Access to the tower site will be via an existing access wad and easement to Commonwealth Centre Parkway. Due to the proximity to Commonwealth Centre Parkway, the communications tower should be gray or another neutral color so as to minimize the visual impact on motorists traveling along the roadway, and should not be lighted. (Condition 4) 5 02SN0197-MAY22-BOS Consistent with past actions on similar facilities and to ensure that the tower does not become a maintenance problem or an eyesore, the tower should be removed at such time that it ceases to be used for communications purposes. (Condition 5) CONCLUSIONS Thc Public Facilities Plan suggests that communications towers should be located to minimize the impact on existing or planned areas of development and that energy and communications facilities should co-locate whenever feasible. The communications tower will be incorporated into an existing, permitted Dominion Virginia Power electrical transmission structure. The addition of the communications facilities into thc structure of the existing transmission tower does not generate a visual impact that is significantly greater than the visual impact of the existing Dominion Virgirtia Power electrical transmission tower. This co-location will eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. In addition, the recommended conditions will further m'mimlze the possibility of any adverse impact on area development, as well as on the County Communications System or the County Airport. Given these considerations, approval of this request is recommended. CASE HISTORY · Planning Commission Meeting (4/16/02): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Stack, seconded by Mr. Cunningham, the Commission recommended approval of this request subject to the conditions on pages 2 and 3. AYES: Messrs. Litton, Gecker, Cutmingham and Stack. ABSENT: Mr, Cmlley. 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 Wednesday, May 22, 2002, beginning at 7:00 p.m., will take under consideration this request. 6 02SN0197-MAY22-BOS APPROVAL OF STRUCTURAL ENGINEER. (C) 105'~o" UTILI'i'Y ~GROUND ELEY,: 227.5' , ' N,T,S, '