02SN0221-June26.pdfJtme 26, 2002 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0221
VoiceStream Wireless
Dale Magisterial District
West line of Iron Bridge Road
REQUEST:
Amendment to a previously granted Conditional Use Planned
Development (Case 86S053) to permit a communications tower in a Light
Industrial (I-1 ) District.
PROPOSED LAND USE:
A communications tower m~d associated improvements are planned.
Specifically, the tower will be incorporated into the structure of an existing
electrical transmission structure located on the property. The tower is
proposed to be 144 feet high; however, the Ordinance would allow 150
feet.
PLA~iNG COMMISSION RECOMMENDATION
~COMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the ibllowing reasons:
The Public Facilities Plan suggests that communications tower locations
should generally 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 facilities
incorporated into the existing transmission structure do not generate a
Providing a FIRST CHOICE Community Through Excellence in Public Service.
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
minimizing tower proliferation.
Similar commm~ications tower and Dominion Virginia Power structure co-
locations have occmTed throughont the County with no known adverse
impacts on nearby development.
The recommended conditions will further minimize 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 OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC"
WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS
WITH ONLY A "STAFF" AID/ IkECOMMENDED SOLELY BY STAFF.
CONDITIONS WiTH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
In addition to the uses allowed by Case 86S053, a
communications tower shall be permitted on the request
property only. Any communications tower shall be co-
located on existing utility structures. (P)
(NOTE: This condition modifies the Textual Statement of
Case 86S053 for the request property only.)
(STAFF/CPC) 2.
The tower and equipment shall be designed and installed so
as nnt to interfere with the Chesterfield County
Communications System. At the time of site plan review,
the owner/developer shall submit information as deemed
necessa~?' by the Chesterfield County Communications and
Electronics staff to detemaine if an engineering study
should be perfmTned 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 ora building permit, the study,
2 02SN0221-JUNE26-BOS
if required, shall be submitted to and approved by the
Chesterfield County Communications and Electronics staff.
(OS)
(STAFF/CPC)
The developer shall be responsible for correcting any
frequency problems which affect the Chesterfield County
Communications System caused by this use. Such
corrections shall be made immediately upon notification by
the Chesterfield County Communications and Electronics
stafl~ (GS)
(STAFF/CPC)
The color and lighting system for the tower shall be as
follows:
The toxver shall be gray or another neutral color,
acceptable to the Plmming Department.
b. The tower shall not be lighted. (P)
(STAFF/CPC)
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:
West line of Iron Bridge Road, south of Kingsland Road. Tax ID 771-673-Part of
3573 (Sheet 17).
Existina Zoning:
I-1 with Conditional LJse Planned Development
Size:
1.5 acres
Existing LandUse:
Public utility (Dominion Virginia Power electrical transmission line)
3 02SN0221-JUNE26-BOS
Adiacent Zoning and Land Use:
North, South and West - C-5 and I-1 with Conditional Use Planned Development;
Public utility (electrical transmission line) or vacant
East - A with Special Exception; Public utility (electrical substation)
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public
water and wastewater systems is not required.
ENVIRON MENTAL
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 m~d 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 Commtmications System microwave
paths. This 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 Communication 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.
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LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plan which
suggests the property is appropriate for light industrial use.
The Pnblic Facilities Plan, an element of the Comprehensive Plan, suggests that
energy and communications uses should be co-located, whenever feasible, to
minimize impacts on existing and future areas of development. The Plan suggests
such co-location would be appropriate on existing public utility structures.
Area Development Trends:
Adjacent properties are zoned Light Industrial (I-1), General Commercial (C-5)
and Agricultural (A) and are occupied by public utility uses or remain vacant. It is
anticipated that light industrial uses would continue in the area as suggested by the
Central Area Plan.
Zonin~ History:
On August 27, 1986, the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning from Agricultural (A) to Light
Industrial (M-l, now I-1) with Conditional Use Planned Development to permit
exceptions to Ordinance requirements on the request and surrounding property
(Case 86S053). A mini-warehouse and industrial complex was planned, but has
not begun to develop.
Development 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 ibr developments within these areas. The
purpose of the Emerging Growth District Standards is to promote high quality,
well-designed projects. In addition, Case 86S053 addresses other development
standards.
As noted herein, the request property is occupied by Dominion Virginia Power
electrical transmission structures. The proposed 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 road and easement to Iron Bridge
Road. Due to the proximity to Iron Bridge Road, 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 02SN0221-JUNE26-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
The Public Facilities Plan suggests that communications towers should be located to
minimize the impact on existing or plarmed 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 the structure of
the existing transmission tower does not generate a visual impact that is significantly
greater than the visual impact of the existing Dominion Virginia 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 minimize 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 (5/21/02):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Gecker, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Unanimous.
Further, the Commission found the proposal 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, June 26, 2002, beginning at 7:00 p.m., will
take under consideration this request.
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