01sn0235-Sept26h.pdf STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
01 SN0235
SBA Properties, Inc.
Matoaca Magisterial. District
South line of Spring Run Road
REQUEST: Conditional Use Planned Development to permit a communications tower plus a
heightexception in a Residential (R-25) District.
PROPOSED LAND USE:
A 199 foot communications tower, and associated improvements are planned.
(STAFF NOTE: THE APPLICANT HAS 'REQUESTED THAT.THIS CASE BE
REMANDED TO THE PLANNING COMMISSION TO ALLOW AMENDMENT OF THE
CASE.)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
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 Publie FaCilities Plan. and GUidelines'for
Review of Substantial AccOrd Determinations' anti/or :Zoning Approval for
Communications Tower Locations suggests that the site is appropriate fOr
Providing a FIRST CHOICE Community Through Excellence in Public Service.
communications tower use since the visual impact is minimized due to the existence
of dense vegetation, provision of a buffer and substantial setback from Spring Run
Road.
Bo
The recommended conditions will further minimize the possibility of any adverse
impact on area development, theChesterfield County Public Safety Tmnked 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 SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF) 1. There shall be no signs permitted to identify this use. (P)
(STAFF) 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. (P)
(STAFF) 3.
The tower and equipment shall be designed and installed so as not to interfere
with the Chesterfield coUnty Public Safety Tmnked 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) 4.
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)
(STAFF) 5. The color and lighting system for the tower shall be as follows:
ao
The tower shall be gray or another neutral color, acceptable to the
Planning Department.
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(STAFF)
(STAFF)
(STAFF)
(STAFF)
o
bo
If lighted, lighting during daylight hours shall be limited to medium
intensity strobe lights with upward reflection and lighting during
night time hours shall be limited to soft blinking lights.
c. The tower shall be of a monoPole design. (P)
Any building or mechanical equipment shall comply with Section 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)
(NOTE: Section 19-570 (b) and (c) would require 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 purposes
for a period exceeding twelve (12) consecutive months, the owner/developer
shall dismantle and remove the tower and' all associated equipment fromthe
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 aminimum
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 149 foot exception tothe
fifty (50) foot height limitation for a communications tower shall be-granted..
(e)
3 01SN0235/WP/SEPT26H
GENERAL INFORMATION
Location:
South line of Spring Run Road, across from Bending Oak Drive. Tax IDs 734-661-part of
7427 and 735-662-Part of 1264 and Part of 2022 (Sheet 24).
Existing Zoning:
R'25
Size:
3.94 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - .R- 15; Single family residential
South and East -'R-25; Single family residential
West - R,25; Single family residential
UTILITIES
The proposed use will not necessitate a manned facility; therefore, the use of the public Water-and
wastewater systems are not required.
ENVIRONMENTAL
Drainage and Erosion:
If construction of the tower and associated improvements disturbs more than 2,500 square
feet of land, a land disturbance permit will be required.
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed tower and associated equipmem will have a minimal impact .on fire/rescue
services and the ex{sting transportation network.
4 01SN0235/WP/SEPT26H
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
Chesterfield County Public Safety Tmnked System (Conditions 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 appears the tower will not adversely affect the Chesterfield
County Airport.
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 in
Pocahontas Estates and Clover Hill Farms Subdivisions. It is-anticipated that properties in
the vicinity of the request site will continue to be developed for residential uses on relatively
large lots.
Site Design:
The tower site is.located approximately 2,100 feet off the south line of Spring Run Road. As
such, the request property conforms to the tower siting criteria which suggests that tower
sites be located at least 1,000 feet offofmajor arterial roads in areas designated by thePlan
for future residential development, Homes closest to the site are approximately 625 to 1,700
feet away from the proposed tower.
5 01SN0235/WP/SEP~6H
Homes closest to the site are approximately 625 to 1,700 feet away from the proposed toWer
site.
Access to the tower site would be provided via an existing gravel drive from Spring Run
Road. Consistent with past actions on similar facilities, the base of the tower should be
secured with a fence to discourage trespassing. (Condition 2)
Architectural Treatment:
Since the request property lies within an Emerging Growth'Area, the architectural treatment
of any structures should be required to comply with those standards (Condition 6).
Specifically, within Emerging Growth Areas, no building exterior.which would be visible to
any residential 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 adjoining property. No portion of
a building constructed ofunadomed concrete block or corrugated and/or sheet metal-maybe
visible from any adjoining residential district orany 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 frOmbeyond 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.:-Meehanical equipment, whether
ground-level or rooftop, must be screened froTM View of adjacent property and public xi:ghts
of way and designed to be perceived as an integral part ofthe building.' These requirementS
would not apply to any tower or tower-mounted equipment.
Consistent with past actions on similar facilities, and to ensure .that the tower does-not
become a maintenance problem or aneyesore, the tower should be removedat such.timethat
it ceases to be used for communiCations.purposeS. (Condition 7)
Buffers and Screening:
Since the request property is located within an area designated by the Plan for fUture
residential development, the siting criteria suggests that Specific measures should be taken, tO
minimize the impact on fUture residents. Consideration should be given to the fact thatthe
tower site is located ina wOoded area, and as ~such, can offer, adequate buffers that will
mitigate the view of the tower from high.Visibility areas, Further, Third Branch Creekis
located south of the tower site.. The required Resource Protecti0a Area (RPA) adjacent to
this stream will provide further visual mitigation of the ~tower fx0m existing residential
development in Donegal Glen SubdiVision. Historieally~ in areas ,designated for fUrore
residential development, staff has encouraged cellUlar eomPauieSto lOCate adjacent or near to
an RPA. This request is consistent with'past approvals ofs'mailarly situated sites. ASsfated,
6 01SN0235/WP/SEPT26H
the tower site is located in a heavily wooded area, and as such, can be buffered with a mature
stand oftrees. (Condition 8)
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 approximately 2,100 feet off of Spring Run Road and near a Resource Protection Area;
and sufficient acreage exists to accommodate provision- of a buffer consisting of mature trees.
Subject to the recommended buffer condition, the site conforms to the siting criteria of the 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 Chesterfield County Public
Safety Tmnked System or the County Airport.
Given these considerations,.approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/19/01):
The applicant accepted staff's recommendation, but did not accept the Planning
Commission's recommendation.
There was opposition present. Concerns were expressed relative to the visibility of the
proposed tower from area residences; lighting of the tower; .imPacts on health; impacts on
property values; and proximity to area homes.
Mr. Marsh expressed concerns relative to the proximity of the proposal to area residences
and that the proposal is located within a residential area. He stated that in his opinion, the
proposal does not comply with the "Siting Policy".
On motion of Mr. Marsh, seconded by Mr. Gulley, the Commission recommended denial of
this request.
AYES: Unanimous.
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Board of Supervisors' Meeting (7/25/01):
At the request of the applicant, the Board deferred this case to September 26, 2001.
Staff (7/26/01):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than August 29, 2001, for consideration atthe Board's September 26,
2001, meeting. The applicant was also advised that a $150.00 deferral fee was due.
Applicant (8/1/01):
The application was amended and the deferral fee paid.
Applicant (9/4/01):
The applicant requested that the case be remanded to allow the CommisSion to consider the
amended case.
The Board of Supervisors, 'on Wednesday, September 26, 2001, beginning at 7:00 p.m., will take
Under consideration this request.
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R-15
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PRING RUN RD
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01SN0235
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