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16SN0724CASE NUMBER: 16SNO724 (AMENDED) APPLICANT: PI Tower Development, LLC CHESTERFIELD COUNTY, VIRGINIA ADDENDUM Magisterial District: CLOVER HILL 0Me 9600 Reams Road Request Board of Supervisors (BOS) Public Hearing Date: Property OCTOBER 26, 2016 = BOS Time Remaining: Q 43 DAYS ��►� Applicants' Agent: WILLIAM H. SHEWMAKE Q (804-783-7595) �O Applicant Contact: ALEJANDRA STINSON Q� (513-259-3673) Planning Department Case Manager: w 5 JANE PETERSON (804-748-1045) APPLICANT'S REQUEST (AMENDED) Conditional use to permit a communications tower in a Residential (R-7) District. A 150 -foot communications tower with a monopine (pine tree) design and associated improvements are planned. ADDENDUM The purpose of this Addendum is to correct a staff error in "Staffs Analysis and Recommendation" relative to the reasons for the Planning Commission's recommendation for approval of this request. Staff continues to recommend denial of this request for reasons outlined on the following page. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS RECOMMEND APPROVAL • Wooded location and size of lease area, as well as monopine design PLANNING minimize visual impacts COMMISSION • Tower design and height maximize number of carriers, thereby reducing the number of towers (9/20/2016) AYES: Wallin, Sloan, Frye and Jackson NAY: Jones RECOMMEND DENIAL • Does not comply with the Public Facilities Plan, an element of the Comprehensive Plan. The tower location and design do not effectively STAFF conceal the facility and minimize visual impacts of the tower in residential areas • Does not comply with Telecommunications Tower Siting Policy relative to setbacks from existing dwellings 16SN0724-2016OCT26-BOS-RPT-add 16S N 07 24-20160 CT2 6- B OS-RPT-a d d CASE NUMBER: 16SN0724 (AMENDED) APPLICANT: PI Tower Development, LLC CHESTERFIELD COUNTY, VIRGINIA STAFF’S ANALYSIS Magisterial District: CLOVER HILL 9600 Reams Road AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: OCTOBER 26, 2016 BOS Time Remaining: 43 DAYS Applicants’ Agent: WILLIAM H. SHEWMAKE (804-783-7595) Applicant Contact: ALEJANDRA STINSON (513-259-3673) Planning Department Case Manager: JANE PETERSON (804-748-1045) APPLICANT’S REQUEST (AMENDED) Conditional use to permit a communications tower in a Residential (R-7) District. A 150-foot communications tower with a monopine (pine tree) design and associated improvements areplanned. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions and Exhibits are located in Attachments 1-4. C.Under the Federal Telecommunications Act, localities cannot regulate cell towers on the basis of possible health or environmental effects of radio frequency emissions. D.The FCC requires final action on telecommunication requests within a reasonable period of time which it interprets to be 150 days from application submittal, unless additional time is agreed upon by the applicant. This application was submitted on May 9, 2016. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS RECOMMEND APPROVAL Limitations on dwelling improvements would prohibit further expansion of PLANNING residential use Continues to permit redevelopment of site for office uses COMMISSION (9/20/2016) AYES: Wallin, Sloan, Frye and Jackson NAY: Jones RECOMMEND DENIAL Does not comply with the Public Facilities Plan, an element of the Comprehensive Plan. The tower location and design do not effectively conceal the facility and STAFF minimize visual impacts of the tower in residential areas. Does not comply with Telecommunications Tower Siting Policy relative to setbacks from existing dwellings SUMMARY OF IDENTIFIED ISSUES Department Issue The Public Facilities Plan suggests communication towers be located and designed to conceal these facilities and minimize their visual impact. While the proposed tower is of a stealth (monopine) design, the tower height and design do not effectively blend with the surrounding natural environment. PLANNING The Tower Siting Policy suggests towers greater than 100 feet in height be setback a minimum of 300 feet from off-site dwellings. As proposed, the tower is located within 300 feet of fouroff-site dwellings.This setback may be decreased or waived by the Planning Commission if it is determined that a substantial stand of vegetation is preserved within the setback from the property line or fall zone. FIRE CDOT- VDOT - UTILITIES- ENVIRONMENTAL - ENGINEERING 216SN0724-2016OCT26-BOS-RPT 316SN0724-2016OCT26-BOS-RPT Map 2: Comprehensive Plan Classification: SUBURBAN RESIDENTIAL II The designation suggests the property is appropriate for 2.0 to 4.0 dwellings per acre. Map 3: Surrounding Land Uses & Development Archway Subdivision Pocoshock Heights Subdivision Archway Rd Arch Rd Single family dwellings Reams Rd 416SN0724-2016OCT26-BOS-RPT PLANNING Staff Contact: Jane Peterson (804-1045) petersonj@chesterfield.gov PROPOSAL A 150-foot communications tower designed as a tree is proposed. Proffered conditions limit the proposed tower to a “monopine” stealthdesign. The applicant has indicated the tower is proposed to provide needed and better cell coverage for the areas along Reams Road between Courthouse and Providence Roads, and portions of Powhite Parkway between the Midlothian Turnpike and Courthouse Road exits. PUBLIC FACILITIES PLAN The Public Facilities Plan, an element of the Comprehensive Plan, encourages: co-location on existing telecommunications towers, or architectural incorporation into existing building features Where co-location or architectural incorporation is not feasible, in areas designated for residential development, the Plan suggests that towers should be located and designed to conceal these facilities to the greatest degree feasible and minimize their visual impact. The visual presence should be minimized by: Locating where natural features such as topography or forested areas exist and will be maintained. Obscuring or blocking views with other existing structures. Using stealth designs to disguise and camouflage the appearance. When this is not feasible, the tower should be of a monopole design Using a neutral color Prohibiting lighting TOWER SITING POLICY The Policy establishes guidelines for design, setbacks and security. Elements of the Policy are as follows: Discourages sectored arrays in residential areas Limits size of satellite and microwave dish antennas Requires certification of structural integrity Requires setbacks from existing off-site dwellings, and public rights-of-way based on the tower height (not withstanding Ordinance setback requirements) Prohibits signs, except as required by state or federal guidelines Requires security fence to preclude trespassing Provides for screening of tower base and ground mounted equipment The chart on thefollowing page provides an overview of conditions offered by the applicant to mitigate the impact of theproposedtower on area properties: 516SN0724-2016OCT26-BOS-RPT General Overview Requirements Details Tower is located approximately 275 feet from Reams Road, approximately 175 feet from South Arch Road Location From Roads Proffered Condition 1& Policy Tower is located approximately 227 feet to the closest off-site Location From Off-Site dwelling, and within 300 feet of 3 additional off-site dwellings Dwellings Proffered Condition 1, Exhibit A& Policy Requires the tower to be: designed as a monopine; maximum height for branch placement; not lighted; Tower Design absentsatellite and microwave dish antennas; and color to blend with surrounding vegetation as approved by the Planning Department Proffered Condition 4,Exhibit B, Policy& Plan No signage permitted Signage Proffered Condition 2 &Policy Requires board on board security fence to preclude trespassing; fence stained or painted a neutral color Meet screening requirements of tower base and ground Fencing and Screening mounted equipment for development in O, C or I Districts: of Tower Base Board on board fence exceeding height of ground-based equipment or shelter Evergreen plantings around fenced compound Proffered Conditions 3 and 5, & Policy Requires the submittal of a report, verified by a registered Structural Integrity professional engineer, to ensure the structural integrity of the tower. Proffered Condition 6& Policy Not to exceed 150feet. Tower Height Proffered Condition 7 Requires removal of tower and equipment if use ceases for more than Cessation of Use twelve (12) months. Proffered Condition 8 & Policy Requires preservation of trees, a minimum of 4 inches in caliper, Tree Preservation outside the tower compound and within leased area Proffered Condition 9 616SN0724-2016OCT26-BOS-RPT Additional Planning Comments Design This site is located in an existing residential area. The Public Facilities Plan suggests towers in residential areas be designed to conceal these facilities to the greatest degree feasible and minimize the visual impact.A stealth design is proposed to camouflage the appearance of the tower as a tree (monopine).Staff finds for a stealth design to be effective, the tower must blend with the natural environment. Two concerns are raised by staff relative to this proposed monopine: Theheight of the tower is well above the existing tree canopy, impacting year-round views, and The surrounding vegetation is predominatelydeciduous, impacting wintertime views. Staff has discussed with the applicant alternatetower designsthat may provide a more effective means of minimizing this visual impact and integrating with the existing natural vegetation. These include a shorter monopine designed to better resemble the existing tree canopy, or a monopole with internally- mounted antennas, commonly known as a “slick stick” that may better blend with the surrounding hardwoods and skyline. In response to concerns of the District Commissioner relative to the branches of the proposed monopine blending with the existing tree canopy, Proffered Condition 4.a establishes a maximum height for the branch placement on the monopine. Setbacks from Existing Dwellings For towers over 100 feet in height, the Telecommunications Tower Siting Policy requires a minimum setback of 300 feet from the closest offsite dwelling, unless the Commission determines that a substantial stand of vegetation is preserved within the setback from the property line or fall zone, whichever is greater. The proposed tower location is within 300 feet of four(4) off-site dwellings, as shown on Exhibit A. The applicant has proffered the retention of trees a minimum of four inches in caliper within the leased area and outside of thetowercompound, access and service easements. This preservation area ranges from approximately 110 to 135 feet in width around each of the four sides of the compound. Further, access to the site from North Arch Road is not direct, but bends to avoid a direct view from this corridor into the tower compound. It should be noted that the Thoroughfare Plan designates North Arch Road as a major arterial having an ultimate right of way of 90 feet. At this time there are no projects scheduled for widening of this road. As need is determined and funding becomes available, improvements to this road may affect this parcel frontage and some of the existing vegetation between the road and the proposed tower compound. 716SN0724-2016OCT26-BOS-RPT Existing Subdivision Plan and Use Limitation Within the limits of the 5.8 acre parent parcel, a subdivision plan approved as Case 11TS0106 remains valid until 2017, as shown in Exhibit B with an overlay of the subject property boundaries. To insure that no lots from this approved plan would be recorded within the boundaries of the request property, Proffered Condition 10 has been added which limits use of the 2.3 acre subject property to a communications tower. PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov This request will have minimal impact on Fire and emergency medical services (EMS). Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Wagstaff Fire Station, Company Number 10 EMS Facility The Courthouse Fire Station, Company Number 20 COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated and it is anticipated to be minimal. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov VDOT has not comment on this request. 816SN0724-2016OCT26-BOS-RPT WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The proposal’s impacts on the County’s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing LineConnection Required by County Code? Serviced? Water No 16”No Wastewater No 8”No Utilities Issues The proposed request will not adversely impact the public water and wastewater systems. ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov Stormwater Discussion/Conditions Issue Located within the Falling Creek Watershed Property drains through existing roadside ditches and culverts in the Geography Pocoshock Heights Subdivision to Pocoshock Creek, a tributary to Falling Creek The project is subject to the Part IIB technical criteria of the Virginia Stormwater Stormwater Management Program Regulations for both water quality Management and water quantity Erosion and A land disturbance permit must be obtained from the Environmental Sediment Control Engineering Department prior to initiating any land-disturbing activities 916SN0724-2016OCT26-BOS-RPT COUNTYCOMMUNICATIONS Staff Contact: Robert Vest (804-717-6950) vestr@chesterfield.gov The Zoning Ordinance requires that that any structure over eighty (80) feet in height be reviewed by the County’s Public Safety Review Team for detrimental impacts the structure could have on the County’s Radio Communications System microwave paths.This determination must be made prior to constructionof the communications tower. 1016SN0724-2016OCT26-BOS-RPT CASE HISTORY Applicant Submittals 5/9/2016 Application submitted 6/16, 7/15 Revised plans and proffered conditions submitted & 8/8/2016 8/31/2016 Application amended to reference partial parcel 9/8 and Revised and new proffered conditions submitted 9/19/2016 Community Meetings 6/16/2016 Issues Discussed: Need for cellular coverage in area Alternative sites explored, to include co-location on existing facilities Impacts on area property values Safety of neighboring dwellings Photo simulations not representative of wintertime views 9/12/2016 Issues Discussed: Modification to tower design from original monopole to a monopine Photo simulations of the monopine Impacts on area property values Planning Commission Meetings 7/19/2016 ACTION – DEFERRED TO AUGUST 16, 2016 MEETING ON COMMISSION’S MOTION WITH APPLICANT’S CONSENT 8/16/2016 ACTION – DEFERRED TO SEPTEMBER 20, 2016 MEETING ON COMMISSION’S MOTION WITH APPLICANT’S CONSENT 1116SN0724-2016OCT26-BOS-RPT Planning Commission Meetings (Continued) 9/20/16 Citizen Comments One citizen spoke in opposition to the request, noting: potential loss of tree coverage over time and wintertime visibility of tower discrepancy between balloon test and photo simulations, with clear visibility during balloon test monopine design is unrealistic negative impact on area property values Commission Discussion Ms. Freyeacknowledged photo simulations provide broader perspective of the proposed tower than the balloon test. She noted the successful design of the existing Harrowgate Road monopine relativeto blending into its surrounding vegetated environment. In response to questions of the Commission, the applicant noted the proffered tree design and branch height are intended to blend with surrounding trees the taller trees in the vicinity of the proposed tower are approximately 100 feet in height Mr. Jones expressed concern regarding the height differential between the tower and surrounding vegetation; and a preference for providing shorter towers to blend with surrounding landscape and meet area cellular coverage needs. Dr. Wallin noted that cellular communication has become an expectation rather than a convenience; and that the appropriate height and design of these facilities depends upon the proposedlocation and surrounding environment. Mr. Sloan indicated in viewing the photo simulations, the monopole appeared less visible than the proposed monopine. 1216SN0724-2016OCT26-BOS-RPT Planning Commission Meetings (Continued) 9/20/16 Mrs. Freye noted two community meetings were held to discuss this request. While not all of the neighbors are satisfied with the proposal, it is clear there is a heavy reliance on cellular communication. This infrastructure is not invisible, however, the proposed wooded location and large lease area help to screen the facility while the design and height maximize the number of carriers, avoiding tower proliferation. Recommendation – APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Freye Second: Sloan AYES: Wallin, Sloan, FryeandJackson NAY: Jones The Board of Supervisors on Wednesday, October 26, 2016, beginning at 6:30 p.m., will consider this request. 1316SN0724-2016OCT26-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS Note: The following conditions were recommended by the Planning Commissiononly 1.The tower and access entrance shall be sited on the property in the location shown on the plans prepared by B C Architects Engineers, revised August 8, 2016, and titled "Proposed 148’ Monopine in a New Fenced Compound" (the “Plans”). (P) 2.There shall be no signs permitted to identify this use. (P) 3.The base of the tower shall be enclosed by a wood board-on-board fence designed to preclude trespassing and to screen the base of the tower and ground-mounted equipment from adjacent properties (the “Fence”). The Fence shall have a height equal to or greater than the height of the tallest ground-based equipment or shelter (excluding the tower) installed within the 80’ x 80’ fenced compound. The fence shall be stained or painted a neutral color. Sufficient room between the fence and the lease boundary line shall be maintained to accommodate evergreen plantings having an initial height and space to provide a buffer around the fenced compound. A detailed plan depicting this requirement shall be submitted to the Planning Department for approval in conjunction with final site plan review. (P) 4. The color, design and lighting system for the tower shall be as follows: a. The tower shall be a monopine design consistent with the tower elevation contained in the Plans. The lower braches on the monopine shall be located no higher on the tower than the height of the surrounding tree canopy, as determined by the Planning Department. In no event shall the lower branches be located higher on the tower than 100 feet from the ground elevation of the tower site. b. The tower shall not be lighted c. No satellite dish or microwave antennas shall be attached to the telecommunications tower d. The tower color shall blend with surrounding vegetation, as acceptable to the Planning Department (P) 5.Any building or mechanical equipment shall comply with the Zoning Ordinance relative to architectural treatment of building exteriors and screening of mechanical equipment in 0, C, and I Districts. (P) 1416SN0724-2016OCT26-BOS-RPT 6.Prior to use of this telecommunications tower, the owner of the tower shall obtain approval of the structural integrity by a registered professional engineer licensed in Virginia and a copy of the report file with the Planning Department. (P) 7.The tower shall not exceed a height of 150 feet, which includes a 2 foot lighting rod. (P) 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.Except for access and any necessary utilities, a tree preservation area shall be provided outside the compound on the entire leased portion of the property identified on the Plans. Within this area, trees a minimum of four inches in caliper shall be retained. Tree caliper shall be measured six inches above grade. A plan depicting this requirement shall be submitted in conjunction with site plan review for the tower. (P) 10.Use of the property shall be limited to a 150 foot tall communications tower designed as a monopine. (P) 1516SN0724-2016OCT26-BOS-RPT ATTACHMENT2 EXHIBIT 1616SN0724-2016OCT26-BOS-RPT ATTACHMENT 3 EXHIBIT 1716SN0724-2016OCT26-BOS-RPT ATTACHMENT 4 EXHIBIT B 1816SN0724-2016OCT26-BOS-RPT