02SN0115-Nov28.pdfNovember 28, 2001 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0115
Pyramid Site Acquisition Services
Matoaca Magisterial District
North line of Woodpecker Road
REQUEST: Conditional Use Planned Development to permit a communications tower plus height
exception in an Agricultural (A) District.
PROPOSED LAND USE:
A 199 foot communications tower and associated improvements are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the request property lies within the boundaries of the Southern and Western
Area Plan which suggests the property and surrounding area are appropriate for
residential use of 1 to 5 acre lots, the Public Facilities Plan and Guidelines for
Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations suggests the site is appropriate for
communications tower use since the visual impact is minimized due to the existence
of dense vegetation, provision of a buffer and substantial setback from Woodpecker
Road.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
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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.
(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 SOLEY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC)
1. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC) 2.
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. 0~)
(STAFF/CPC) 3.
The tower and equipment shall be designed and installed so as not to
interfere with the County Communications System. At the time of
site plan review or prior to release of a building permit, whichever
occurs first, 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. (GS)
(STAFF/CPC) 4.
The developer shall be responsible for correcting any frequency
problems which affect the County Communications System caused
by this use. Such corrections shall be made immediately upon
notification by the Chesterfield County Communications and
Electronics staff. (GS)
(STAFF/CPC)
5. The color and lighting system for the tower shall be as follows:
02SN0115/WP/NOV28L
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
The tower shall be gray or another neutral color, acceptable to
the Planning Department.
b. The tower shall not be lighted.
c. The tower shall be of a monopole design. (P)
Any building or mechanical equipment shall comply with Sections
19-570 (b) and (c) and 19-595 of the Zoning Ordinance relative to
screening of mechanical equipment and arch/tectural treatment of
building exteriors. (P)
(NOTE: Section 19-570 (b) and (c) would require the screening of
mechanical equipment and junction and accessory boxes 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.)
At such time that the tower ceases to be used for communications
proposes 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 minimum 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 the 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 the approval of this request, a forty-nine (49) foot
exception to the 150 foot height limitation for a communications
tower shall be granted. (P)
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02SN0115/WP/NOV28L
(STAFF/CPC) 10.
The tower and tower compound shall be located generally as depicted
on the plans entitled "Sprint PCS Comprehensive Site Plan- Site ID
No. R154XC 167B - Woodland Pond", last revised August 17, 2001,
drawn by Matrix Engineering. (P)
GENERAL INFORMATION
Location:
North line of Woodpecker Road, west of Nash Road. Tax ID 755-648-7904 (Sheet 33).
Existing Zoning:
A
Size:
49.0 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North and West - A; Single family residential, public/semi-public (Pocahontas State Park
and forest) or vacant
South - A; Single family residential
East - A and R-15; Single family residential, public/semi-public (Pocahontas State Park
and Forest) or vacant
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public water and
wastewater systems is not required.
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ENVIRONMENTAL
Drainage and Erosion:
Property drains east via tributaries to Swift Creek. There are no known on- or off-site
drainage or erosion problems.
If construction of the tower and associated improvements disturb more than 2,500 square feet
of land, a land disturbance permit will be required.
Water Quality:
A perennial stream is located just north of the tower site. The perennial stream is protected
by a Resource Protection Area (RPA). The plans submitted with the application indicate
there will be no encroachment into the RPA.
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed tower and associated equipment will have minimal impact on fire/rescue
services and the existing transportation network.
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 communications 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 ensure that the tower is designed and constructed so as not to interfere with the County
Communications System (Condition 3). In addition, once the tower is in operation, if interference
occurs, the owner/developer should be required to correct any problems. (Condition 4)
COUNTY AIRPORT
A preliminary review of this tower proposal has indicated that, given the approximate location and
elevation of the proposed installation, it will not adversely affect the Chesterfield County Airport.
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LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Southern and Western Area Plan
which suggests the property and surrounding area are appropriate for residential use of 1 to 5
acre lots.
Area Development Trends:
The request property is located in an area characterized by single family residences on
acreage parcels, agricultural and public/semi-public uses and vacant land. While a portion of
the adjacent property to the east is zoned for residential use and is to be part of the Woodland
Pond Subdivision, it remains undeveloped. It is anticipated that additional properties in the
vicinity of the request site will eventually be zoned and developed for residential use on large
lots.
Site Design:
The proposed tower is planned to be located approximately 2,500 feet offthe north line of
Woodpecker Road. As such, the request property conforms to the tower siting criteria, which
suggests that tower sites be located at least 1,000 feet off of major arterial roads in areas
designated by the Plan for future residential development. Access to the tower site would be
provided via a gravel drive from Woodpecker Road. Consistent with past actions on similar
facilities, the base of the tower should be secured with a fence to discourage trespassing.
(Condition 2)
The Commission expressed concerns relative to the adverse impact lighting of the tower may
have on area development and therefore they recommend that the tower not be lighted.
(Condition 5.b.)
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 mechanical equipment. (Condition 6)
Specifically, currently, within Emerging Growth Areas, no building exterior, which would be
visible to any Agricultural (A) District or any public right of way, may consist 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
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adjoining property. No portion of a building constructed of unadomed concrete block or
corrugated and/or sheet metal may be visible from any adjoining Agricultural (A) District or
any public right of way. No building exterior may be constructed of unpainted concrete
block or corrugated and/or sheet metal.
All junction and accessory boxes except those not visible from beyond the property must be
minimized from view of adjacent property and 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 adjacent property and 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.
The recommended condition would require a monopole structure. (Condition 5.c)
In addition, consistent with past actions on similar facilities, the tower shouldbe removed at
such time that it ceases to be used for communications purposes, to ensure that the tower
does not become a maintenance problem or an eyesore. (Condition 7)
Buffers:
Since the request property is located within an area designated by the Plan for furore
residential development, the siting criteria suggests that specific measures should be taken to
minimize the impact on furore residents. Consideration should be given to the fact that the
tower site is located in a wooded area and as such can offer adequate buffers that will
mitigate the view of the tower from high visibility areas. Normally, in areas anticipated for
residential development in the near future, requirements have been imposed relative to
provision of a 100 foot buffer of mature trees and that the sites be located proximate to a
Resource Protection Area. The recommended buffer would require that 100 feet of mature
trees be maintained surrounding the tower site and that cleared areas be planted. (Condition
8)
In addition, First Branch is located north and northeast of the tower site. The required
Resource Protection Area (RPA) adjacent to this perennial stream will provide further visual
mitigation of the tower from future development to the northeast.
CONCLUSIONS
While the request property lies within the boundaries of the Southern and Western Area Plan which
suggests the property and surrounding area are appropriate for residential use of 1 to 5 acre lots, the
siting policy suggests that this location is appropriate. Specifically, the area is densely wooded; the
site is located at least 2,500 feet off of Woodpecker Road; and sufficient acreage exists to
accommodate provision of a buffer consisting of mature trees. Subject to the recommended buffer
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conditions, the tower site conforms to the siting criteria of the adopted Public Facilities Plan and
Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations. The recommended conditions will further minimize the
possibility of any adverse impact on area development, the County Conanunications System and the
County Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/16/01 ):
The applicant accepted the recommendation. There was opposition present. Concems were
expressed relative to the proximity of the proposed tower to area residences, lighting of the
tower and to any future development plans for the property.
The Commission discussed the feasibility of moving the tower further north on the property.
The applicant indicated that moving the site further north would substantially reduce
coverage due to the change in topography. Them was discussion about not lighting the
tower. When asked by the Commission, the applicant was agreeable to the tower not being
lighted. Condition 5 was modified to reflect that the tower not be lighted.
Mr. Litton noted that the proposed tower would be located approximately 1,200 feet from the
closest existing residence; in a heavily vegetated area; would not be lighted; and would be in
the best location on the property.
On motion of Mr. Litton, seconded by Mr. Marsh, the Commission recommended approval
of this request subject to the conditions on pages 2 through 3.
AYES: Unanimous
Further, the Commission found this facility to be in Substantial Accord with the
Comprehensive Plan. The Code of Virginia, as amended, grants the Board authority to
"overrule the action of the Commission by a majority vote of the membership thereof."
The Board of Supervisors, on Wednesday, November 28, 2001, beginning at 7:00 p.m., will take
under consideration of this request.
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