Loading...
01SN0235-July25k.pdfJuly 25, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0235 SBA Properties, Inc. Matoaca Magisterial District South line of Spring Run Road REQUEST: Conditional Use Planned Development to permit a conununications tower plus a height exception in a Residential (R-25) District. PROPOSED LAND USE: A 199 foot communications tower and associated improvements are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL. STAFF RECOMMENDATION Recommend approval for the following reasons: mo 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 that the site is appropriate for communications tower use since the visual impact is minimized due to the existence Providing a FIRST CHOICE Community Through Excellence in Public Service. of dense vegetation, provision of a buffer and substantial setback from Spring Run Road. 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. (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 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) (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: 2 01SN0235/WP/JULY25K 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. c. The tower shall be of a monopole design. (P) (STAFF) 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.) (STAFF) 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) (STAFF) 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 fh'st, a landscaping plan depicting this requirement shall be submitted to the Planning Department for review and approval. 0~) (STAFF) In conjunction with the approval of this request, a 149 foot exception to the fifty (50) foot height limitation for a communications tower shall be granted. (P) 3 01 SN0235/WP/JULY25K 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 equipment will have a minimal impact on fire/rescue services and the existing transportation network. 4 01SN0235/WP/JULY25K 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 (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 off of major arterial roads in areas designated by the Plan for future residential development. Homes closest to the site are approximately 625 to 1,700 feet away from the proposed tower. 5 01SN0235/WP/IULY25K 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 of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining residential 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. Consistent with past actions on similar facilities, and to ensure that the tower does not become a maintenance problem or an eyesore, the tower should be removed at such time that 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 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. Further, Third Branch Creek is located south of the tower site. The required Resource Protection Area 0~A) adjacent to this stream will provide further visual mitigation of the tower from existing residential development in Donegal Glen Subdivision. Historically, in areas designated for future residential development, staff has encouraged cellular companies to locate adjacent or near 6 01 SN0235/WP/JULY25K to an RPA. This request is consistent with past approvals of similarly situated sites. As stated, the tower site is located in a heavily wooded area, and as such, can be buffered with a mature stand of trees. (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 Trunked 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. 7 01SN0235/WP/JULY25K The Board of Supervisors, on Wednesday, July 25, 2001, beginning at 7:00 p.m., will take under consideration this request. 8 01SN0235/WP/JULY25K R-15 S A ~PRING RUN RD A v C ESTATES FOREST NORTH 600 0 600 Feet 01SN0235 C.U.P.D. SH. 24