01SN0237-AUG22k.pdfAugust 22, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0237
(AMENDED)
American Tower, L.P.
Matoaca Magisterial District
North line of Hickory Road
REQUEST: Conditional Use Planned Development to permit a communications tower plus a
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.
AYES: Messrs. Marsh, Litton, Cunningham, and Gecker
ABSENT: Mr. Gulley
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
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locations suggests that 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 Hickory
Road.
Bo
The recommended conditions will further minimize the possibility of any adverse
impact on area development, the Chesterfield County Public Safety Trunked
System or the County Airport.
(NOTES:
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/CPC)
1. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC)
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/CPC)
The tower and equipment shall be designed and installed so as not to
interfere with the Chesterfield County Public Safety Trunked
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)
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01SN0237/WP/AUG22K
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
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:
Co
The tower shall be gray or another neutral color, acceptable
to the Planning Department.
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.
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 architectural 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
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)
A minimum 100 foot buffer shall be maintained around the
perimeter of the tower site. Except for access and utilities which
may 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
01 SN0237/WP/AUG22K
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)
(STAFF/CPC) 9.
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)
(STAFF/CPC) 10.
The tower and tower compound shall be located in the hatched area
designated as "New Acreage for CUPC (3.5 Acres)" on the plans
entitled "RI-R-497 E--Site Name: Hickory" dated April 6, 2001,
last revised June 26, 2001, drawn by BC Architects and Engineers
(the "Plan"). The tower and tower compound shall be located at
least two hundred feet northwest from the tower compound location
currently shown on the Plan. (P)
(STAFF NOTE: THE FOLLOWING PROFFERED CONDITIONS WERE SUBMITTED
SUBSEQUENT TO THE COMMISSION'S CONSIDERATION OF THIS REQUEST. THE
PROFFERS WOULD NOT REQUIRE THE TOWER TO BE LOCATED AS
RECOMMENDED BY THE COMMISSION IN CONDITION 10, ABOVE. SHOULD THE
BOARD WISH TO ACCEPT THE PROFFERS, CONDITION 10 SHOULD NOT BE
IMPOSED.)
PROFFERED CONDITIONS:
The tower and tower compound shall be located in the area designated as the "300'
x 300' Lease area" on the plans entitled "RI-R497 E--Site Name: Hickory" dated
April 6, 2001, last revised June 26, 2001, Sheet Number A-l, drawn by BC
Architects and Engineers (the "Plans"). (P)
Any antennas attached to the tower above the height of one hundred eighty feet
(180) above ground level shall be "flush-mounted" as shown on Sheet A-3 of the
Plans. This condition shall not limit the design of the antenna arrays on the tower
below the height of one hundred eighty (180) feet below ground level. (P)
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01SN0237/WP/AUG22K
GENERAL INFORMATION
Location:
North line of Hickory Road, east of Graves Road. Tax ID 770-624-Part of 0068 (Sheet
40).
Existing Zoning:
A
Size:
7.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North, South, East and West - A; Single family residential or vacant
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.
Water Quality:
A perennial stream is located just north of the tower site. A perennial stream is subject to
a 100 foot conservation area and is classified as an RPA stream. Development should not
occur within the RPA.
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01SN0237/WP/AUG22K
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
Chesterfield County Public Safety Trunked 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 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 on
acreage parcels, agricultural uses and vacant land. It is anticipated that properties in the
vicinity of the request site will eventually be zoned and developed for residential use on
large lots.
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01 SN0237/WP/AUG22K
Site Design:
The proposed tower is planned to be located approximately 3,000 feet off the north line of
Hickory 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 an existing gravel drive from Hickory Road. Consistent with past actions
on similar facilities, the base of the tower should be secured with a fence to discourage
trespassing. (Condition 2)
Following the Commission's June public hearing, the application was amended to include
an additional 3.5 acres located north of the original site. The plans do not reflect moving
the tower from the location originally proposed in June. The Commission recommended
imposition of a condition which would require the tower to be relocated at least 200 feet
northwest from the tower compound location currently shows on the plan. (Condition 10)
Subsequent to the Commission's consideration of this case, the applicant's representative
has indicated that there has been additional discussions with area property owners. It has
been indicated that the area residents prefer that the tower be located as generally proposed
originally rather than as recommended by the Commission (Condition 10). Therefore, the
applicant has submitted the proffered conditions. Both locations conform to the "Siting
Policy" and are supported by staff.
Should the Board wish to accept the proffered conditions, Condition 10 should not be
imposed.
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, 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 adjoining
property. No portion of a building constructed of unadorned 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.
01 SN0237/WP/AUG22K
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). Further,
the proffered condition would require that any antennas above a height of 180 feet be
"flush-mounted". (Proffered Condition 2)
In addition, consistent with past actions on similar facilities, the tower should be 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 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 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. 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, Franks Branch is located north of the tower site.
Protection Area (RPA) adjacent to this perennial stream will
mitigation of the tower from future development to the north.
The required Resource
provide further visual
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 3,000 feet off of Hickory Road; and sufficient acreage exists to
accommodate provision of a buffer consisting of mature trees. Subject to the recommended buffer
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
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01 SN0237/WP/AUG22K
possibility of any adverse impact on area development, the Chesterfield County Public Safety
Trunked System or the County Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/19/01):
On their own motion, the Commission deferred this case to July 17, 2001.
Staff (6/20/01):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than June 25, 2001, for consideration at the Commission's July 17,
2001, public hearing.
Applicant (6/25/01):
The applicant revised the application to include more acreage as discussed herein providing
an alternative location for the tower facility.
Planning Commission Meeting (7/17/01)
The applicant accepted the recommendation. There was no opposition present.
Mr. Marsh indicated that to address concerns of area residents the tower should be located
further northwest than shown on the plan dated April 6, 2001.
Mr. Marsh indicated that it would be appropriate for the Board to modify Condition 10
upon receipt of a plan which reflects the tower location as described in Condition 10.
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".
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01SN0237/WP/AUG22K
On motion of Mr. Marsh, seconded by Mr. Litton, the Commission recommended
approval of this request subject to the conditions on pages 2 through 4.
AYES: Messrs. Marsh, Litton, Cunningham and Gecker.
ABSENT: Mr. Gulley.
Applicant (8/2/01):
The proffered conditions, as discussed herein, were submitted.
The Board of Supervisors, on Wednesday, August 22, 2001, will take under consideration of this
request.
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01 SN0237/WP/AUG22K
A
N
800 .0 800 Feet
A
A
01SN0237
C.U.P.D.
SH. 40
NEW ACREkcE FOR CUPD
(~.s ^ORES)
70'x70' COt~POUND AREA
1DB'xlO0' crYING AREA --"
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NON OR FORMB~I-Y ARNO H, /
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ANDRISCHOK
DB 2524, P~ 963
Z~ ~
T~ D = 768624~
LEGEND
CHAIN LINK FENCE
LEASE AREA
OVERHEAD TELEPHONE
& OVERHEAD POWER
· PROPERTY LINE
UNDERGROUND UTILITY
UNES
UTILITY EASEMENT
\
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HOUSE
-- EXISTING TREE UNE
RESOURCE PROll~CllON
AeEA (mA) u~s
PROPOSED 20' ACCESS/UIILJlY
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-- BEGINNING OF NEW 12' WIDE
GRAVEL AGCESS ROAD
ACCESS ROAD
NON OR FORtE~Y I,I.L
HUMPHREYS & C.T. EVNIS
DB 7221, PG 92
ZONED A
TAX D = 770624006800000
95.210 ~ OR 4-14-7348 SF
(Pmeos~ c~ = 2~'Acc~s
1. EXISIING PROPEiiTY SIZE - 4,147,548 SF
2. PROPOSED IMPEEVIDBS AREA - 12004 $F/4,147,348 SF = 0.21~
3. EXISllN~ II~PE}MOVS AREA - 49,264 SF/4,147,348 SF = 1.19%
4. TOTAL ~ AREA - 61,268 SF/4,147,3.48 SF = 1.48%
5, SJI[ DEVELOPMENT IS LESS ll'lAN 30% C~' ENIIRE PARCEL -
61,268 ~/4, t47,..3~8 SF: 1,48%
6. THE TOTAL ~PERVDUS AREA IS 14.52% LESS ~ 16.
7, THE SfiE IS LOCA'IED IN A FLOODPLAIN DES~AIION OF 'C' Pi~
FE~ FLOODFt.NN t~P 5100350151 B, DA'ED I, IARCH 16, 1983.
8. THE LEASE AREA AND NEW ACCESS ROAD IS NOT
LOCATED I~ ^ RESOURCE PRO~CIION ARF_A (RPA).
OISNOZ3 7-1
NEW 'l, rrs" UGH'!NING ROD
~T--C~50 (O.~.C.L) -~
TOP 0~' MONOPOLE ~
FLUSH MOUkrFED ANIENNAS
Om. OF~)
~.s' ~o.o~o~z (O.F.C.L)
Y~/ 4' ~ING RO~
ELEVATION VIEW