03SN0131-NOV26.pdfOaeber 15, 2002 CPG=
November 26, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND .
RECOMMENDATION
03SNO131
Pyramid Site Acquisition Services
Dale Magisterial District
West line of Bradley Bridge Road
REQUEST: (AMENDED) 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.
(NOTE: SINCE THE COMMISSION'S CONSIDERATION OF THIS REQUEST, THE
APPLICATION HAS BEEN AMENDED TO REDUCE THE AMOUNT OF ACREAGE.
THE ACTUAL SITE OF THE PROPOSED TOWER HAS NOT CHANGED. THE BOARD
SHOULD ACKNOWLEDGE WITHDRAWAL OF 40.9 ACRES.)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL ON 45.5 ACRES SUBJECT TO THE CONDITIONS PAGES 2
THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the request property lies within the boundaries of the Southern and Western
Area Plan which suggests the property and surrounding area are appropriate for
residential use of 1 to 5 acre lots, the Public Facilities Plan and, Guidelines for
Review of Substantial . Accord Determinations and/or Zoning Approval for
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Communications Tower Locations suggests that the site is appropriate for
communications :tower use since the visual impact is minimized due to the existence
of dense vegetation, provision of a buffer and substantial setback from Bradley
Bridge Road.
B. The recommended conditions will further minimize the possibility of any adverse
impact on area development, the Chesterfield County Communications 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 "STAFF".ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC)
1. The tower and associated improvements shall be generally located
as depicted on the plan prepared by Draper Aden Associates known
as Sprint PCS site plan, Site ID No. RI54XC168D, Bradley/Burton,
dated September 13, 2002. (P)
(STAFF/CPC)
2. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC)
3. The base of the tower shall be enclosed by a, minimum six (6) foot
high fence, designed to preclude trespassing. The fence shall be ,
placed so. as to provide sufficient'room between the fence and the
property line to accommodate evergreen plantings.having an initial
height and spacing to provide screening of the base of the tower and
accessory ground mounted equipment or,structures from adjacent
properties. A detailed plan depicting this requirement shall be
submitted to the Planning Department for approval. in conjunction
with final site plan review. (P)
(STAFF/CPC)
4. 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 ifan
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
2 03SNO131-NOV26-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
submitted to, and approved by, the Chesterfield County
Communications and Electronics staff. (GS)
5. 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 staff. '(GS)
6. 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.
C. The tower shall be a monopole structure. (P)
7. Any building or mechanical equipment shall comply with Section 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: Section 19-570 (b) and (c) would require the screening of
mechanical equipment 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.)
8. 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)
9. A minimum 100 foot buffer shall be maintained around the perimeter
of the tower site. Except for access and utilities which may be
extended generally perpendicular through this buffer, existing healthy
trees within this buffer 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 (3 0) feet and a minimum caliper of
2.5 inches at the time of planting, to achieve a minimum density of
one (1) tree for each 300 square feet of cleared area. hi conjunction
with site plan submission, or prior to release of a building permit,
3 03SN0131-NOV26-13OS
whichever occurs first, a landscaping plan depicting this requirement
shall be submitted to the Planning Department for review and
approval. (P)
(STAFF/CPC) 10. In conjunction with approval of this request; a forty-nine (49) foot
exception to the 150 foot height limitation shall be granted. (P)
GENERAL INFORMATION
Location:
West line of Bradley Bridge Road, south of Molena Drive. Tax ID 774 -638 -Part of 4761
(Sheet 33).
Existing Zoning:
A
Size: (AMENDED)
4.6 acres
Existing Land Use: .
Vacant
Adjacent Zoning and Land Use:
North - R-25 and A; Single family residential or vacant
South, East and West - A; Single family residential or vacant
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public water and
wastewater systems isnot required.
ENVIRONMENTAL
Drainage and Erosion:
The proposed tower site is adjacent to, and drains directly into, Swift Creek.- There are
currently no on- or off-site drainage or erosion problems with none anticipated after
development. If construction of the tower and associated improvements disturbs more than
2,500 square feet of land, a land disturbance permit will be required.
4 03SN0131-NOV26-BOS
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed tower and associated equipment will have a minimal impact on fire/rescue
services and the existing 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 the proposed communications tower.
A preliminary review of this tower 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 tower is designed and constructed so as not to interfere with the
Chesterfield County Communications System (Condition 4). In addition; once the tower is in
operation, if interference occurs, the owner/developer should be required to correct any problems.
(Condition 5)
COUNTY AIRPORT
A preliminary review of this tower proposal has indicated 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 Plan:
The request property lies within the boundaries of the Southern and Western Area Plan
which suggests the property and surrounding area are appropriate for residential use on 1
to 5 acre lots.
Area Development Trends:
The request property is located in an area characterized by single family residences in
Amstel- Bluff and Glebe Point West Subdivisions and rural residential parcels along
Bradley Bridge Road. It is anticipated that properties in the vicinity of the request site will
continue to be developed for residential uses on relatively large ;lots.
5 03SNO131-NOV26-BOS
Site Design:
The tower site is located approximately 1,050 feet off the west line of Bradley Bridge
Road. As such, the request property conforms to the tower siting criteria which suggests
that tower sites be located at least 1,000 feet off of major arterial roads in areas designated'
by the Plan for residential development.
Access to the tower site would be provided via an existing gravel drive from Bradley ,
Bridge Road. Consistent with past actions on similar facilities, the base of the tower
should be secured with a fence to discourage trespassing. (Condition 2)
Following the Planning Commission's public hearing, the applicant determined that
inclusion of the entire 45.5 acre parcel would have major taximplications. The entire
parcel had been included originally to allow flexibility with the location of the tower as the
public hearing progressed. The precise location of the tower has now been determined.and
is recommended for approval by the Commission.
The applicant has therefore, amended the request to reduce the amount of acreage.
Architectural Treatment:
Since the request property lies within an Emerging Growth Area, the architectural
treatment of any structures should be required to comply with those standards (Condition
7). Specifically, within Emerging Growth Areas, no building exterior which would be
visible to any residential 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 residential 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 except 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 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.
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 8)
03SN0131-NOV26-13OS
6
Buffers and Screenin¢:
Since the request property is located within an area designated by the Plan for future
residential development; the siting criteria suggests that specific measures should be taken
to minimize the impact on future residents. Consideration should be given to the fact that
the tower site is located in a wooded area, and as such, can offer adequate buffers thatwill
mitigate the view of the tower from high visibility areas. Further, Swift Creek is located
north of the tower site. The required Resource Protection Area (RPA) adjacent to. this
creek will provide further visual mitigation of the tower from existing residential
development in Amstel Bluff Subdivision. Historically, in areas designated for future
residential development, staff has encouraged cellular companies to locate adjacent to, or
near, an RPA. This request is consistent with past approvals of similarly situated sites.
As stated, the tower site is located in a heavily wooded area, and as such, can be buffered
with a mature stand of trees, (Condition 9)
CONCLUSIONS
While the request property lies within the boundaries of the Southern and Western Area Plan
which suggests the property and surrounding area are appropriate for residential use on 1 to 5
acre lots, the siting policy suggests that this location is appropriate. Specifically, the area is
densely wooded; the site is located approximately 1,050 feet off of Bradley Bridge Road and
adjacent to a Resource Protection Area; and sufficient acreage exists to accommodate provision of
a buffer consisting of mature trees. Subject to the recommended buffer condition, the site,
conforms to the siting criteria of the Public Facilities Plan and Guidelines for Review of
Substantial Accord Determinations and/or Zoning Approval for Communications Tower :
Locations. The recommended conditions will further minimize the possibility of any adverse
impact on area development, the Chesterfield County Communications System or the County
Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/15/02):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Stack, the Commission recommended approval'
of this request on 45.5 acres subject to the conditions on pages 2 through 4.
AYES: Unanimous.
7 03SNO131-NOV26-BOS ,
Applicant (10/30/02):
The application was amended to reduce the area of the request from 45.5 acres to 4.6
acres, as discussed herein.
The Board of Supervisors, on Wednesday, November 26, 2002, beginning at 7:00 p.m., will take
under consideration this request.
8 03SNO131-NOV26-BOS
c
wee « « «
n
Q �
3 C - sm<
ti
a- a s a a� m __ SY o3sNo►31-3 --