99SN0203April 28, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0203
Triton PCS Inc.
Dale Magisterial District
North line of Courthouse Road
REOUEST: Conditional Use Planned Developmem to permit a communications tower and
height exception in a Residential-Townhouse (R-TH) District.
PROPOSED LAND USE:
A 100 foot communications tower and associated improvements are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3 AND
ACCEPTANCE OF THE PROFFERED CONDITION ON PAGE 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed tower site lies within the boundaries of the Central Area Land Use
Plan which suggests the request property and surrounding area are appropriate for
light industrial and mixed use corridor uses.
The Guidelines for Planning Commission Review of Substantial Accord
Determinations and/or Zonine Am)royal for Communications Tower Locations
suggests that communications towers should generally be located away from areas
of existing or anticipated development and high visibility areas, such as along
major roads, or otherwise be designed to minimize the visual impacts of the tower
on such anticipated areas of development and traffic corridors. The tower site
consists of a densely wooded property that includes enough acreage to
accommodate a buffer of mature trees and is further located a minimum of 1,300
feet from Route 288, 800 feet from Iron Bridge Road, 550 feet from Courthouse
Road, 600 feet from an adjacent office building and 570 feet from residences along
Courthouse Road. Subject to the recommended buffer condition, the 100 foot
height limitation and the applicant's proffered treatment of the tower and antennas,
the tower site generally conforms to the siting criteria of the Guidelines.
Although the request property is part of a ten (10) acre tract zoned for residential-
townhouse use, this property and adjacent, industrially zoned property to the north
and west have been identified as having a high percentage of wetlands. Given the
identified wetlands, the tower site should remain relatively remote from anticipated
future area development.
Do
The applicant has submitted documentation indicating that this tower should not
adversely affect the operations of the Chesterfield County Airport.
The conditions recommended herein, together with the applicant's proffered
condition, will further minimi?e the possibility of any adverse impact on existing
or future area development, as well as on the Chesterfield County Public Safety
Trunked System.
(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/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 in conjunction with final site plan review.
(P)
(STAFF/CPC) 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, 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
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)
2
99SN0203/WP/APR28J
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
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)
All driveways and parking areas shall be graveled or paved and
maintained to minimize dust problems and provide ease of ingress
and egress. (P)
With the exception of the tower and antennas or other tower-
mounted equipment, any building and/or mechanical equipment
shall comply with Sections 19-590 (b) and (c) and 19-595 of the
Zoning Ordinance relative to architectural treatment of building
exteriors and screening of mechanical equipment. (P)
(Note: This condition would require screening of mechanical
equipment 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 be extended generally perpendicular through this buffer,
existing healthy trees having a minimum caliper of 2.5 inches or
greater within this buffer shall be preserved and 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 trees of
species 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 minimum density of one (1) tree for each
300 square feet of cleared area. At the time of site plan review, a
landscaping plan depicting this requirement shall be submitted to the
Planning Department for approval. (P)
In conjunction with the approval of this request, a fLC~y (50) foot
exception to the fifty (50) foot height limitation for towers in
Residential-Townhouse (R-TH) Districts shall be granted. (P)
3 99SN0203/WP/APR28J
PROFFERED CONDITION
(STAFF/CPC)
The treatment, color, lighting system and design of the tower shall be as
follows:
(a)
The tower shall be grey or another neutral color, acceptable to the
Planning Department.
Co)
The tower shall not be lighted unless lighting is required by FAA.
If lighted, tower 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.
(d)
Antenna(s) on the tower shall be limited to "cluster mounted" or
"flush mounted" antenna(s) as depicted on the plan entitled "Flush
Mounted Antennae" and dated February 4, 1999, or whip
antenna(s). (P)
GENERAL INFORMATION
Location:
North line of Courthouse Road across from Fallow Drive. Tax ID 767-666-Part of 7026
(Sheet 22).
Existing Zoning:
R-TH with Conditional Use Planned Developmem
Size:
3.5 acres
Existing Land Use:
Vacant
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99SN0203/WP/APR28J
Adjacent Zoning & Land Uses:
North - I-1 with Conditional Use Planned Developmem; Vacam
South - R-15, R-TH with Conditional Use Planned Development and C-3; Single family
residential or vacant
East - C-2 with Conditional Use Planned Development; Office
West - R-TH with Conditional Use Planned Development; Vacam
The tower and associated equipment will not require the use of the public water and wastewater
systems.
ENVIRONMENTAL
Drainage and Erosion:
No existing or anticipated on- or off-site drainage or erosion problems with the
· improvements to accommodate the tower. A land disturbance permit is not required if less
than 2,500 square feet of land area is disturbed by the constmction of the tower and
associated improvements.
PUBLIC FACILITIES
Fire Service and Transportation:
This use will have a minimal impact on these facilities.
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 communication system; however, as a further precaution, 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 (Condition 3). Once the
tower is in operation, if interference occurs, the owner/developer should be required to correct
any problems. (Condition 4)
5 99SN0203/W-P/APR28J
COUNTY AIRPORT
The applicant has submitted an FAA determination that the proposed tower will conform with
FAA requirements relative to tower height and design for towers in proximity to the Chesterfield
County Airport. Therefore, it is anticipated that the proposed tower should not pose a hazard to
air navigation nor interfere with the operation of the Chesterfield County Airport.
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Land Use Plan w?fich
suggests the property is appropriate for light industrial use.
Area Development Trends:
Area developmem is characterized by office, public/semi-public and commercial uses
along Iron Bridge Road, transitioning to residential uses along the south line of Courthouse
Road, west of Iron Bridge Road, and by vacant, industrially zoned property along the
north line of Courthouse Road, west of Iron Bridge Road. This vacant, industrially zoned
property, together with the request property and adjacent, commercially zoned property
to the east, are part of a mixed use development approved in 1981 (Halinda). Much of this
property may be impacted by potential wetlands. However, it is anticipated that should
development occur it would consist of a mix of office, commercial, residential and
industrial uses, in accordance with the zoning approval for Halinda.
The tower site consists of an acreage parcel lying adjacent to the parking lot of an existing
office building. Access would be provided via a driveway to Courthouse Road.
The request property is heavily wooded. Given the potential visibility of the proposed
tower, the tower enclosure should be located on the request property where existing,
mature vegetation can serve to minimize the view of the tower from area residences and
public rights of way (Condition 8). In addition, the applicant has proffered that antennas
would be limited to flush mounted sectored arrays or whip antennas, to further minimize
the utilitarian appearance of the tower. (Proffered Condition)
The Federal Aviation Administration may require lighting and/or markings so as to
minimize possible air traffic hazards. Lighting should be designed so as not to adversely
affect existing and future area development. (Proffered Condition)
Consistem with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 2)
6
99SN0203/WP/APR28J
Architectural Treatment:
The request property lies within an Emerging Growth Area. Given the potential for future
development in the 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, imposition of Condition
6 would require that no building exterior which would be visible to any residential or
agricultural district or any public right of way 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 could be visible from any adjoining residential or agricultural district or any public
right of way. No building exterior could be constructed of unpainted concrete block or
corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop,
would have to be screened from public view and designed to be perceived as an integral
part of the building. The views of junction boxes would have to be minimized from
adjacent properties and public rights of way. However, it should be noted that imposition
of Condition 6 would not require screening of the tower or tower-mounted equipment.
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)
CONCLUSIONS
The proposed tower site lies within the boundaries of the Central Area Land Use Plan which
suggests the request property and surrounding area are appropriate for light industrial and mixed
use corridor uses. In addition, the Guidelines for Review of Substantial Accord Determinations
a.n.d/or Zoning Approval for Communications Tower Locations suggests that communications
towers should generally be located away from areas of existing or anticipated development and
high visibility areas, such as along major roads, or otherwise be designed to minimize the visual
impacts of the tower on such anticipated areas of development and traffic corridors. The tower
site consists of a densely wooded property that includes enough acreage to accommodate a buffer
of mature trees and is located a minimum of 1,300 feet from Route 288, 800 feet from Iron Bridge
Road, 550 feet from Courthouse Road, 600 feet from an adjacent office building and 570 feet
from area residences along Courthouse Road. Subject to the recommended buffer condition, the
100 foot height limitation and the applicant's proffered treatment of the tower and antennas, the
tower site generally conforms to the siting criteria of the Plan and Guidelines.
Although the request property is part of a ten (10) acre tract zoned for residential-townhouse use,
this property and adjacent, industrially zoned property to the north and west have been identified
as having a high percentage of wetlands. Given the identified existing wetlands, the tower site
should remain relatively remote from anticipated future area development. The applicant has also
7 99SN0203/WP/APR28J
submitted documentation indicating that this tower, if approved, should not adversely affect the
operations of the Chesterfield County Airport, and the conditions recommended herein, together
with the applicant's proffered condition, further minimize the possibility of any adverse impact
on existing or future area development, as well as on the Chesterfield County Public Safety
Trunked System.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/16/99):
At the request of the applicant, the Commission deferred this case to March 16, 1999, to
allow time for the applicant to meet with area property owners.
Staff (2/17/99):
The applicant was advised in writing that any significant new or revised information
should be received no later than February 23, 1999, for consideration at the March 16,
1999, public hearing. The applicant was also advised that a $250.00 deferral fee must be
paid prior to the March public hearing.
Staff (2/23/99):
To date, no new information has been submitted nor has the $250.00 deferral fee been
paid.
Applicant (3/1/99):
The deferral fee was paid.
Planning Commission Meeting (3/16/99):
The applicant accepted the recommendation. There was opposition and support present.
The Deerfield neighborhood indicated that the conditions and proffer coupled with the
applicant's verbal agreement to landscape along the eastern boundary and install a gate at
the entrance address their concerns.
8 99SN0203/WP/APR28J
The property owner of the adjacent C-2 property to the east expressed concerns relative
to the lack of buffers between the tower lease area and their property. It was requested
that the site be located further from the C-2 property.
Mr. Miller indicated that the applicant had attempted to address the issues and that a 100
foot buffer would be required around the tower site.
On motion of Mr. Miller, seconded by Mr. Shewmake, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3 and acceptance of the
proffered condition on page 4.
AYES: Unanimous.
Further, for the reasons stated herein, the Commission found this request substantially in
accord with the Comprehensive Plan. The Code of Virginia, as amended, grants the
Board the authority to "overrule the action of the Commission by a vote of the majority
of the membership thereof'.
The Board of Supervisors, on Wednesday, April 28, 1999, beginning at 7:00 p.m., will take
under consideration this request.
9 99SN0203/WP/APR28J
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PROPOSED 99' MONOPOLE
NORTHING: 5,666,477
EASTING: 11,767,870
LATITUDE : 25' 51' 44"
LONGITUDE : 107' 45' 57"
GROUND ELEVATION : 204.47
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ENCLOSURE
Febmary 4,' 1'999