03SN0154-Jan22.pdfJanuary 22, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0154
Chesterfield County Utilities Department
Bermuda Magisterial District
East line of Jefferson Davis Highway
REQUEST:
Conditional Use to permit a public utility (water storage tank and pump station)
and Conditional Use Planned Development to permit a communications tower in a
Residential (R-7) District.
PROPOSED LAND USE:
A water storage tank, pump station and a 100 foot communications tower are
planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
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 recommended conditions insure that the proposed communications tower will
be located to minimize the impact on existing or planned areas of development,
consistent with the recommendations of the Public Facilities Plan and the Tower
Siting Policy.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The requirements of the Zoning Ordinance and conditions ensure land use
compatibility with existing and proposed area development and address
transportation concerns.
The recommended conditions will minimize the possibility of any adverse impact,
the communications tower might have on ama development and the Chesterfield
County Communications 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 FOR WATER STORAGE TANK, PUMP STATION AND
COMMUNICATIONS TOWER
(STAFF/CPC) 1.
Within sixty (60) days from the approval of this request by the Board
of Supervisors, sixty (60) feet of right-of-way on the east side of
Route 1/301, measured from the centefline of that part of Route
1/301 immediately adjacent to the property, shall be recorded. (T)
(STAFF/CPC) 2.
No direct access shall be provided from the property to Route 1/301.
(T)
(STAFF/CPC) 3.
Development shall conform to the requirements of the Zoning
Ordinance for Light Industrial (1-1) Districts in Emerging Growth
Areas. (P)
(NOTE: This condition would not require the tower or tower-mounted equipment to be screened.)
CONDITIONS FOR COMMUNICATIONS TOWER ONLY
(STAFF/CPC) 4.
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 in conjunction with final site plan review.
(P)
(STAFF/CPC) 5.
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 staffto determine if an engineering
study should be performed to analyze the possibility of radio
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
frequency interference with the County system, based upon tower
location and height and upon the frequencies and effective radiated
power generated by any 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)
The owner/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)
The color and lighting system and design for the tower shall be as
follows:
The tower shall be gray or another neutral color, acceptable to
the Planning Department.
The tower shall not be lighted.
The tower shall be a monopole structure. (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)
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 mum 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 a minimum density of one (1) tree for each 300
square feet of cleared area. In conjunction with site plan
submission, or prior to 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)
In conjunction with approval of this request, a fifty (50) exception to
the fifty (50) foot height limitation shall be granted for the proposed
100 foot communications tower. (P)
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GENERAL INFORMATION
Location:
East line of Jefferson Davis Highway, north of Happy Hill Road. Tax ID 800-637-5330
(Sheet 34).
Existing Zoning:
R-7
Size:
4.8 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North and East - 1-2; Industrial or vacant
South - C-3 and 1-2; Public/semi-public (water storage tank and pump station) and
industrial
West - C-3 and C-5; Commercial
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line extending along the east side of
Jefferson Davis Highway, adjacent to this site. In addition, an eight (8) inch water line
extends along the north side of Happy Hill Road, adjacent to this site. Use of the public
water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector that extends along the west side of
Jefferson Davis Highway and terminates adjacent to the north side of Timsberry Drive,
approximately 300 feet southwest of this site. The proposed pump station will have a
small rest room facility for the use of Utilities Department personnel only. It is intended
that a septic system be used to serve this site.
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Private Septic System:
The Health Department has issued a septic/drainfield permit for the proposed use.
ENVIRONMENTAL
Drainage and Erosion:
The property drains south to Happy Hill Road then via manmade channels and tributaries
to Timsberry Creek. There are no existing or anticipated on- or off-site drainage or
erosion problems.
PUBLIC FACILITIES
F/re Service:
The Dutch Gap Fire Station, Company Number 14 and Bensley-Bermuda Volunteer
Rescue Squad currently provide fire protection and emergency medical service. This
request will have a minimal impact on fire and emergency medical service.
Transportation:
The proposed development (water storage tank, pump station and communications tower)
will have a minimal impact on the existing transportation network.
The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended
right of way width of 120 to 200 feet. Sixty (60) feet of right of way, measured from the
centerline of Route 1/301, should be dedicated in accordance with that Plan. (Condition 1)
Access to major arterials, such as Route 1/301 should be controlled. No direct access
should be provided from the property to Route 1/301 (Condition 2). Access to Route
1/301 will be provided via Happy Hill Road. At time of site plan review, specific
recommendations will be provided regarding the location of access onto Happy Hill Road.
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 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 insure that the tower is designed and constructed as not to
interfere with the County Communications System (Condition 5). In addition, once the
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antenna is in operation, if interference occurs, the owner/developer should be required to
correct any problems. (Condition 6)
County Airport:
A preliminary review of this tower proposal bas 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:
Lies within the boundaries of the Southern Jefferson Davis Corridor Plan which suggests
the property is appropriate for light industrial uses. Further, the Public Facilities Plan
states that communications uses should be located to minimize the impact on existing or
planned areas of development.
Area Development Trends:
Adjacent properties to the north and east are zoned General Industrial (1~2) and are
developed for industrial uses or are vacant. Properties to the south are zoned Community
Business (C-3) and General Industrial (1-2) and are occupied by a public/semi-public use
(water storage tank and pump station) or developed for industrial uses. The properties to
the west are zoned Community Business (C-3) and General Business (C-5) and are
developed for commercial uses. The Plan anticipates light industrial uses in this area.
Zoning History:
On February 22, 1978, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved the rezoning to Residential (R-7) of the request site
(Case 78S002).
Site Design:
As noted herein, the property is occupied by a single family dwelling. The applicant
intends to demolish the dwelling and construct a water storage tank, pump station and a
communications tower for utilities purposes.
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. Since the
proposed uses would be permitted through Conditional Use, any new development would
not be required to conform to typical commercial standards without imposition of a
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condition. Imposition of Condition 3 would require development to conform to the
development standards for Emerging Growth Areas in Light Industrial (I-1) Districts.
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing (Condition 4). Due to the proximity to Jefferson
Davis Highway, the 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 7)
Consistent with past actions on similar facilities, the tower should be removed at such time
that it ceases to be used for communication purposes to ensure that it does not become a
maintenance problem or eyesore. (Condition 8)
Architectural Treatment:
If imposed, Condition 4 requires that the site complies with Emerging Growth Areas
architectural standards for Light Industrial (I-1) Districts. The Tower Siting Policy
suggests that communications towers be constructed with a monopole design so as to
minimize the visual impact. (Condition 7.c.
Buffers and Screening:
All junction and accessory boxes must be minimized from view of 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 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. (Condition 3)
Consideration should be given to the fact that the tower site is located in a heavily wooded
area, and as such, can offer adequate buffers that will mitigate the view of the tower from
high visibility areas with a mature stand of trees. (Condition 10)
CONCLUSIONS
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 and Tower Siting Policy suggest that communications towers be located to
minimize the impact on existing or planned areas of development. The requirements of the
Zoning Ordinance and conditions ensure land use compatibility with existing and proposed area
development and address transportation concerns. The recommended conditions will minimize the
possibility of any adverse impact the communications tower might have on area development and
the Chesterfield County Communications System.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Plarmmg Commission Meeting (12/17/02):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday', January 22, 2003, beginning at 7:00 p.m., will take
under consideration this request.
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