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December 19, 2001 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0152
Triton PCS, Inc., SprintCom, Inc.
and Richmond 20MHZ, LLC
c/b/a NTELOS
Midlothian Magisterial District
West line of Comer Rock Road
REQUEST: Conditional Use Planned Development to permit exception to Zoning Ordinance
requirements in Residential (R-15 and R-40) Districts.
PROPOSED LAND USE:
A 120 foot communications tower incorporated into an existing water tower located
in Roxshire Subdivision is planned. Height and setback exceptions are requested to
allow the communications tower to be incorporated into the structure of the existing
water tank.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS CASE ON DECEMBER 18, 2001.
STAFF WILL ADVISE OF THE COMMISSION'S ACTION ON DECEMBER 19, 2001.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
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The proposal conforms to the Public Facilities Plan which suggests that
communications uses should co-locate whenever feasible. The visual impact on area
residences should not be significantly greater than the visual impact of the existing
water tank.
Providing a FIRST CHOICE Community Through Excellence in Public Service
Incorporating the communications facilities into the water tank will eliminate the
need for an additional freestanding communications tower in the area, thereby
minimizing tower proliferation.
Similar co-locations have occurred in residential areas throughout the County, with
no known adverse impacts on nearby development.
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The recommended conditions will further minimize the possibility of any adverse
impact on area development, the County Communications System or the County
Airport and enhance the appearance of the existing site.
(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
RECOMMENED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF)
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There shall be no signs permitted to identify this use. (P)
The tower and equipment shall be designed and installed so as not to interfere
with the County Communications System. Prior to site plan or building
permit approval, whichever occurs first, the owner/developer of non-County
communications equipment 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 the antennas
location and height and upon the frequencies and effective radiated power
generated by the communications 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 of non-County communications equipment shall be
responsible for correcting any frequency problems which affect the County
Communications System caused by their use. Such corrections shall be made
immediately upon notification by the Chesterfield County Communications
and Electronics staff. (GS)
At such time that any communications tower user ceases to use their
equipment for communications purposes for a period exceeding twelve (12)
consecutive months, the owner/developer of that communications equipment
2 02SN0152/WP/DEC 19M
(STAFF)
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shall dismantle and remove their antennas and all of their associated
equipment from the property. (P)
In conjunction with the approval of this request, a seventy (70) foot exception
to the fifty (50) foot height limitation for communications towers in a
Residential (R-40) District shall be granted. (P)
In conj unction with the approval of this request, a forty (40) foot exception to
the required sixty (60) foot front yard setback; an eight (8) foot exception to
the required twenty (20) foot side yard setback; and a forty-eight (48) foot
exception to the required fifty (50) foot rear yard setback in Residential (R-
40) Districts shall be granted. (P)
The communications tower use shall be permitted only if it is incorporated
into the structure of a water tank. The tower shall not be lighted. The
communications equipment (antennas, mounting hardware, cabling, etc.)
shall be the same color as the water tank. A maximum of four (4) individual
communications users shall be permitted on the water tank. The number of
antennas for each user shall not exceed nine (9) and the total number of
antennas shall not exceed thirty-six (36). The antennas on the water tank
shall be attached to the catwalk railing on the water tank, and be designed as
generally depicted on sheet Z-2 of the plans entitled "Triton PCS, Inc. in
Cooperation with Sprint PCS & NTELOS - Robious Water Tank" dated
September 28, 2001, last revised November 19, 2001, and prepared by
Tectonic Engineering Consultants, Inc. (the "Plans") provided that the
"NTELOS Flat Antenna" shall not be permitted. In addition, all wires and
cables that support the antennas shall be housed in conduit or otherwise
shielded from view. (P)
All ground-based equipment used to support the wireless communications
antennas on the water tank shall be enclosed in one (1) equipment building.
The design, location and architectural treatment of the equipment building
shall be as shown on the plans dated September 28, 2001, last revised
November 19, 2001, and shall consist of an "A" frame shingled roof and
exterior walls constructed of a red brick or red brick veneer. Any building or
mechanical equipment shall comply with Sections 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)
Prior to installation of any antennas on the water tank, the existing chain-link
fence shall be replaced with a black vinyl-coated chain link fence as shown
on sheet Z-2 of the plans. Further, the equipment building shall be screened
from view of adjacent properties to the north, east and south by use of
3 02SN0152/WP/DEC 19M
evergreen plantings. Such evergreen plantings shall be a minimum of six (6)
feet in height at the time of planting. (P)
(STAFF)
10.
Prior to locating any antennas on the water tank or ground-mounted
equipment on the property, plans depicting the requirements outlined in
Conditions 7, 8 and 9 shall be submitted to the Planning Commission for
review and approval in accordance with Sections 19-264 and 19-269 of the
Zoning Ordinance. (P)
GENERAL INFORMATION
Location:
West line of Corner Rock Road, across from Framar Drive. Tax ID 734-716-8432 and 9623
(Sheet 2).
Existing Zoning:
R- 15 and R-40
Size:
1.2 acres
Existing Land Use:
Chesterfield County water tank
Adjacent Zoning and Land Uses:
North and West - R-40; Single family residential
South - R-15 and R-40; Single family residential
East - R-15; Single family residential
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public water and
wastewater systems is not required.
ENVIRONMENTAL
The proposed use will have no affect on these facilities.
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PUBLIC FACILITIES
Fire Service and Transportation:
The proposed amendment will have no impact on these facilities.
COUNTY COMMUNICATIONS
The current 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 equipment.
A preliminary review of this proposal has indicated that the facility will not interfere with the
County's communication system; however, as a further precaution, if this request is approved, a
condition should be imposed to ensure that the communications uses are 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 uses will not adversely affect the Chesterfield County
Airport.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
suggests the property is appropriate for residential use of 1.51 to 4.0 units per acre.
The Public Facilities Plan, an element of the Comprehensive Plan, suggests that
communications uses should be located to minimize impacts on existing and future areas of
development and that such uses should co-locate whenever feasible. Such co-location would
be appropriate for communications towers and other tall public utility structures, such as the
existing County water tank.
Area Development Trends:
Surrounding properties are zoned residentially and have been developed for single family
residences in Roxshire Subdivision.
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Zoning History_:
Similar requests were considered on this site in 1999 (Cases 99PD0218 and 99SN0193).
After several meetings with area citizens and two (2) deferrals by the Planning Commission,
there continued to be significant opposition to the proposal. Subsequently, the Board of
Supervisors revoked the authorization for the applications and the applications were
withdrawn.
The current applications are a result of several meetings with the area citizens in an attempt
to reach a compromise on a proposal that would be mutually beneficial.
Site Design:
As noted herein, the request property is occupied by a County water tank. The proposed
communications tower use (antennas, mountings, cabling, etc.) would be incorporated into,
or attached to, the water tank structure. Access for the tower site is provided via a driveway
to Comer Rock Road.
Given the proximity of area residences, the communications equipment should be the same
color as the existing water tank and the structure should not be lighted. (Condition 7)
Architectural Treatment:
The request property lies within an Emerging Growth Area. A condition should be imposed
to require compliance with Emerging Growth requirements relative to architectural treatment
of buildings and screening of associated mechanical equipment. However, imposition of
Condition 8 would not require screening of the tower or tower-mounted equipment. In
addition, to insure compatibility with the residential character of the area, the building should
employ residential type materials and treatment. (Condition 8)
In addition, consistent with past actions on similar facilities, communications equipment
should be removed at such time that it ceases to be used for communications purposes to
ensure that the equipment does not become a maintenance problem or an eyesore.
(Condition 4)
Screening:
Antennas, cabling and other equipment associated with tower use, if mounted on the catwalk
railing of the water tank and having the same color as the tank, should not create a visual
impact significantly greater than the visual impact of the water tank mass (Condition 7).
However, the proposed equipment building and ground-based equipment would have the
potential of creating a cluttered appearance unless screened. (Conditions 8 and 9)
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CONCLUSIONS
The Public Facilities Plan suggests that communications tower locations should generally be located
to minimize the impact on existing or planned areas of development, to include existing residential
neighborhoods, and that energy and communications facilities should co-locate whenever feasible.
Such co-locations would also be appropriate for communications towers and other tall public utility
structures, such as the existing County water tank. Specifically, the tower would be incorporated
into an existing, permitted Chesterfield County water tank. The addition of the communications
facilities into the existing water tank structure would not generate a visual impact on area residences
that is significantly greater than the visual impact of the existing water tank and conforms to the co-
location criteria of the Plan.
In addition, incorporating the communications facilities into an existing water tank will eliminate the
need for an additional freestanding communications tower in the area, thereby minimizing tower
proliferation. Similar co-locations have occurred in residential areas throughout the County, with no
known adverse impacts on nearby development. Specifically, several communications tower/Virginia
Power structure co-locations have been approved, with no known adverse impacts on area
neighborhoods. The recommended conditions will further minimize the possibility of any adverse
impact on area development, the County Communications System or the County Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (12/7/01 ):
If the Planning Commission acts on this case on December 18, 2001, it will be considered by
the Board of Supervisors on December 19, 2001.
The Board of Supervisors, on Wednesday, December 19, 2001, beginning at 7:00 p.m., will take
under consideration this request.
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