03SN0212-April23.pdfApril 23, 2003 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0212
RCTC Wholesale Corporation, d/b/a Alltell/Dominion VA Power (Vepco)
Dale Magisterial District
West line of Belmont Road
REQUEST: Conditional Use to permit a communications tower in an Agricultural (A)
District.
PROPOSED LAND USE:
A communications tower and associated improvements axe planned.
Specifically, the tower will be incorporated into the existing electrical
transmission structure located on the property. The tower is proposed to
be 128 feet high; however, the Ordinance would allow 150 feet.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposal conforms to the Public Facilities Plan which 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.
B. Incorporating the communications facilities into an existing electrical
transmission structure will eliminate the need for additional fi'eestanding
Providing a FIRST CHOICE Community Through Excellence in Public Service.
communications towers in the area, thereby minimizing tower
proliferation.
Similar co-locations have occurred throughout 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" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
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
Chesterfield County Communications and Electronics staff.
(os)
(STAFF/CPC) 3.
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)
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(STAFF/CPC) 4. 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.
b. The tower shall not be lighted. (P)
(STAFF/CPC)
Any building or mechanical equipment shall comply with
Section 19-595 and 19-570 (b) and (c) of the Zoning
Ordinance relative to architectural treatment of building
exteriors and screening of mechanical equipment. (P)
(NOTE: The aforementioned Ordinance sections 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.)
(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 Belmont Road, north of Drexelbrook Road. Tax ID 764-684-Part of
8175 (Sheet 11).
Existing Zoning:
A
Size:
0.1 acre
Existing Land Use:
Public utility (Dominion Virginia Power electrical transmission line)
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Adjacent Zoning and Land Use:
North and West - A, A with a Conditional Use Planned Development; public
utility, residential or vacant
South - R-9; Vacant
East - A; Residential, Church or vacant
UTILITIES
The proposed use w/Il not necessitate a manned facility; therefore, the use of the public
water and wastewater systems are not required.
ENVIRONMENTAL
If construction of the access road to the Dominion Virginia Power transmission line and
associated improvements disturbs more than 2,500 square feet of land, a land disturbance
pem~it will be required.
FIRE AND TRANSPORTATION
The proposed tower and associated equipment will have minimal impact on fire/rescue
services and the transportation network.
COUNTY COMMUNICATIONS
The Zoning Ordinance requires that tu~y 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 proposal has indicated that the facility will not interfere with
the County's Communications 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 residential use.
The public Facilities Plan, an element of the Comprehensive Plan, suggests that
energy and communications uses should be co-located, whenever feasible, to
~ninimize 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:
The tower site is part of a large, agriculturally zoned acreage parcel which is
occupied by a Dominion Virginia Power electrical transmission structure within
an easement. Surrounding properties are zoned agriculturally and residentially
and have been developed for single fmnily residences on acreage parcels or on lots
in Pennwood Subdivision. The Plan suggests that residential development will
continue to occur along this portion of Betmont Road.
On September 24, 1997, the Board of Supervisors, upon a favorable
recommendation from the Planning Commission, approved a Conditional Use
Planned Development on a portion of the parent parcel to permit a 126 fbot
communications tower and associated equipment within the Dominion Virginia
Power electrical transmission line easement (97SN0285). Specifically, a
communications antenna was permitted to be co-located on an existing Dominion
Virginia Power electrical transmission structure. These electrical transmission
structures and antenna remain.
Development Standards:
The request property lies within an Emerging Growth Area. The development
standards are intended to promote the renovation and improvement of areas that
have already experienced development. However, because the request property is
zoned Agricultural (A), development is not required to meet the development
standards for Emerging Growth Areas. A condition should be imposed to require
compliance with Emerging Growth Area requirements relative to the architectural
treatment of the proposed equipment building and screening of mechanical
equipment. (Condition 5)
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 w/ll be via an existing access driveway to Belmont Road. Given
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the proximity of area residences, the communications tower should be gray or
another neutral color and should not be lighted so as to minimize the visual
impact on area residences. (Condition 4)
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 commanications purposes. (Condition 6)
CONCLUSIONS
The 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 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 (3/18/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, 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, April 23, 2003, begimfing at 7:00 p.m., wilt
take under consideration this request.
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