93SN0232
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October 19, 1993 CPC
October 27, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
93SN0232
Richmond Cellular Telephone Company
Matoaca Magisterial District
East line of Dry Bridge Road
REQUEST: Conditional Use Planned Development to permit a 300 foot communications
tower and setback exceptions in an Agricultural (A) District. -Specifically, the
applicant requests a 150 foot exception to the 150 foot height limitation for
towers in Agricultural (A) Districts. With respect to setbacks, the applicant
requests a twenty-five (25) foot exception to the seventy-five (75) foot front
yard setback for structures in Agricultural (A) Districts.
PROPOSED LAND USE:
A 300-foot communications tower with accessory equipment is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The location of the proposed tower conforms to the Upper Swift Creek Plan,
which designates the property for regional mixed use.
B. Similar communication towers have been approved and erected in the vicinity
of the request site without any apparent adverse impact upon area
development.
C. Given the proximity of similar towers in the vicinity of the request property,
the requested height and setbacks exceptions would not adversely impact the
area.
D. The conditions recommended herein will further minimize the possibility of
any adverse impact on existing or future area development, the Chesterfield
County Public Safety Trunked System or the County Airport.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "ST AF F/C PC" 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
(ST AFF/CPC) 1.
(ST AFF/CPC) 2.
(ST AFF/CPC) 3.
(ST AFF/CPC) 4.
(ST AFF/CPC) 5.
(ST AFF/CPC) 6.
There shall be no signs permitted to identify this use. (P)
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)
Prior to release of a building permit for the tower, a copy of FAA
approval shall be submitted to the Planning Department. (P)
The tower and equipment shall be designed and installed so as not to
interfere with the Chesterfield County Public Safety Trunked System.
The developer shall perform an engineering study to determine the
possibility of radio frequency interference with the County system.
Prior to release of a building permit, the study shall be submitted to,
and approved by, the Chesterfield County Communications and
Electronics staff. (GS)
The developer shall be responsible for correcting any frequency
problems which affect the Chesterfield County Public Safety Trunked
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 for the tower shall be as follows:
a. The tower shall be grey or another neutral color, acceptable to
the Planning Department.
b. Medium intensity strobe lights with upward reflection may be
used during daylight hours.
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93SN0232AN~OCT27G
(ST AFF/CPC) 7.
(ST AFF/CPC) 8.
(ST AFF/CPC) 9.
Location:
....-.<
c. Soft blinking red lights shall be used during night-time hours.
(P)
All driveways and parking areas shall be gravelled or paved and
maintained to minimize dust problems and provide ease of ingress and
egress. (P)
Any building or mechanical equipment shall comply with Section 21.1-
248 of the Zoning Ordinance relative to architectural treatment of
building exteriors and screening of mechanical equipment. (P)
(NOTE: This condition 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.)
In conjunction with the approval of this request, the following
exceptions shall be granted:
a. 150 foot exception to the 150 foot height limitation.
b. Twenty-five (25) foot exception to the seventy-five (75) foot front
yard setback requirement. (P)
GENERAL INFORMATION
Fronts the east line of Dry Bridge Road, south of Midlothian Turnpike. Tax Map 14
(1) Parts of Parcels 100, 105 and 106 (Sheet 6).
Existing Zoning:
A, and A with Conditional Use Planned Development
Size:
1 .83 acres
Existing Land Use:
Vacant
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93SN0232IWP/OCT27G
Adiacent Zoning & Land Use:
North - A and A with Conditional Use Planned Development; Tower or vacant
South - A and A with Conditional Use Planned Development; Virginia Power
high tension transmission lines, substation, tower and associated facilities
East - A; Vacant
West - A; Vacant
PUBLIC FACILITIES
Utilities:
The tower and associated equipment will have no impact on the public water and
wastewater systems.
Environmental:
Drainage and Erosion
Site drains to the Swift Creek via tributaries. No existing or anticipated on- or off-site
drainage or erosion problems.
Fire Service:
Midlothian Fire Station .Company #5. The proposed zoning and land use will not
generate additional need for fire protection services.
County Communications:
A preliminary review of this tower proposal has indicated that the facility will not
interfer~ with the County's communication system; however, as a further precaution,
a condition should be imposed to ensure that the tower is designed and constructed
so as not to interfere with the Chesterfield County Public Safety Trunked System
(Condition 4). Once the tower is in operation, if interference occurs, the
owner/developer should be required to correct any problems. (Condition 5)
Cou nty Ai rport:
A preliminary review of this tower proposal has indicated that the facility will not
interfere with the operation of the County Airport; however, as a further precaution,
FAA approval for this facility should be obtained prior to the release of a building
permit. (Condition 3)
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93SN0232~P/OCT27G
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Transoortation:
The proposed tower and associated equipment will have a minimal impact on the
existing transportation network.
LAND USE
General Plan:
The request property lies within the boundaries of the Uooer Swift Creek Plan, which
designates property and surrounding area for regional mixed use.
Area Development Trends:
The tower site and access driveway are located in an area characterized by
agricultural zoning and occupied by agricultural uses, public/semi-public uses
(Virginia Power transmission facilities), towers or vacant land. In particular, there
currently exists three (3) communication towers in the vicinity of the request site.
Specifically, the request site lies within 300 feet of an existing tower having a height
of approximately 1,250 feet; within 1,200 feet of a tower having a height of
approximately 1,239 feet; and within 2,500 feet of a tower having a height of
approximately 340 feet.
Future area development is anticipated to be characterized by regional mixed use
with the extension of Route 288 and the ultimate construction of the Route
288/Midlothian Turnpike interchange.
Site Design:
The proposed tower site consists of a fenced enclosure with freestanding tower and
a small equipment building. The tower will provide commercial cellular telephone
services. Vehicular access to the tower site will be provided via a gravelled access
driveway from Dry Bridge Road. After construction of the tower and associated
facilities, this driveway will be used primarily for access for maintenance vehicles.
Given the height of the tower, the Federal Aviation Administration may require
lighting and/or markings so as to minimize possible air traffic hazards. Lighting
should be designed so as not to adversely affect existing and future area development.
(Condition 6)
Consistent with past actions on similar facilities, the base of the tower should be
secured with a fence to discourage trespassing. (Condition 2)
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93SN0232IWP/OCT27G
Architectural Treatment:
The request property lies within an Emerging Growth Area. Given the potential for
future mixed used development in the area, a condition should be imposed to require
compliance with Emerging Growth requirements relative to architectural treatment of
buildings and screening of mechanical equipment (Condition 8). Specifically,
imposition of Condition 8 would require that no building exterior which would be
visible to any agricultural district or any public right of way consisting 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 could be visible from any adjoining
agricultural district or any public right of way. No building exterior could be
constructed of unpainted concrete block or corrugated and/or sheet metal.
Mechanical equipment, whether ground-level or rooftop, would have to be shielded
and screened from public view and designed to be perceived as an integral part of
the building. However, it should be noted that imposition of Condition 8 would not
require screening of the tower or tower-mounted equipment.
Conclusions:
The proposed tower conforms to the Upper Swift Creek Plan, which designates the
property for regional mixed use. Further, similar communication towers have been
approved and erected in the vicinity of the request site without any apparent adverse
impact upon area development. The conditions recommended herein will minimize
the possibility of any adverse impact on existing or future area development, the
Chesterfield County Public Safety Trunked System, or the County Airport. Therefore,
approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/19/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Easter, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Unanimous.
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93SN0232ANP/OCT27G
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Further, the Commission found this case to be in Substantial Accord with the
Comprehensive Plan.
The Board of Supervisors on Wednesday, October 27, 1993, beginning at 7:00 p.m., will
take under consideration this request.
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93SN0232IWP/OCT27G
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PROPOSED 3001 TOWER
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October 27, 1993 BS
ADDENDUM
93SN0232
Richmond Cellular Telephone Company
Matoaca Magisterial District
East line of Dry Bridge Road
REOUEST: Conditional Use Planned Development to permit a 300 foot communications
tower and setback exceptions in an Agricultural <A) District. Specifically, the
applicant requests a 150 foot exception to the 150 foot height limitation for
towers in Agricultural (A) Districts. With respect to setbacks, the applicant
requests a twenty-five (25) foot exception to the seventy-five (75) foot front
yard setback for structures in Agricultural (A) Districts.
On October 27, 1993, the applicant's representative submitted the following proffered
condition to address the concerns of Virginia Power that the proposed tower structure could
potentially interfere with the established microwave communications path between Virginia
Power's Midlothian and Innsbrook facilities. Should the Board wish to accept this proffered
condition, approval of the requested Conditional Use Planned Development, subject to the
conditions outlined in the "Request Analysis and Recommendation" and acceptance of the
following proffered condition, would be appropriate.
PROFFERED CONDITION
The developer will resolve any interference with the 6 gigahertz microwave path
between the VEPCO Midlothian tower and the VEPCO Innsbrook tower which its
cellular tower or equipment may cause.
93SN0232IWP/OCT27GG