99SN0139January 27, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0139
(Amended)
Triton PCS, Inc.
Dale Magisterial District
6221 Newbys Bridge Road
REOUEST: (Amended) Conditional Use to permit a communications tower in an Agricultural
(A) District.
PROPOSED LAND USE:
A 145 foot communications tower and accessory equipment is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons'
A. The proposed tower conforms with the Central Area Plarl which suggests that the
tower site and surrounding area is appropriate for regional mixed use.
B. The tower site conforms to the siting criteria of the Public Facilities Plan and
Guidelines for Review of Substantial Accord Determi~.ations and/or Zoning
Approval for Communications Tower Locations. Specifically, the Plan and
Guidelines suggest that communications towers should generally be located away
from areas of anticipated residential development and high visibility areas, such as
from the intersection of Courthouse Road and Route 288, or otherwise be designed
to minimize the visual impacts of the tower on such anticipated areas of
development. The recommended conditions would limit the height of the tower and
require the preservation of a buffer of mature trees between the tower site, area
roads and adjacent property to the north.
Due to the proximity of the Chesterfield County Airport which limits the heights
of towers in the area, a number of shorter towers is necessary to accommodate the
needs of communications service providers seeking to serve this portion of the
County.
Do
The conditions recommended herein will 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 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/CPC) 1.
The communications tower shall be located as generally depicted on
the plan entitled Disabled A. M. Veterans, RI-1-075A, prepared
Clough, Harbour & Associates LLP, revised August 13, 1998. (P)
(STAFF/CPC)
2. The tower shall be restricted to a maximum height of 145 feet. (P)
(STAFF/CPC)
o
A 100 foot buffer shall be maintained on the north, south and west
sides of the tower enclosure. Except for one (1) access driveway
and utilities which may be extended generally perpendicular through
this buffer and the existing tower enclosure to the north, existing
healthy trees 2.5 inches in caliper or greater within this buffer shall
be preserved and maintained. Existing trees shall be supplemented
where necessary to minimize the views of the tower and associated
equipment from the request site boundaries to the north, south and
west. Any cleared areas of 300 square feet or greater shall be
planted with trees of species having an average minimum mature
crown spread of 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 Deparm~ent for review and approval. (P)
99SN0139/WP/JAN27I
(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 in conjunction with final site plan review.
(P)
(STAFF/CPC)
o
In conjunction with site plan submission, the owner/developer shall
submit documentation as to whether FAA approval is required for
the erection of the tower. If FAA approval is required, a copy of
FAA approval shall be submitted to the Planning DeparUnent, prior
to release of a building permit. (P)
(STAFF/CPC)
o
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 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)
The owner/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/CPC)
o
The treatment, color and lighting system for the tower shall be as
follows:
ao
The tower shall be grey or another neutral color, acceptable
to the Planning Department. (P)
The tower shall not be lighted unless lighting is required by
the FAA. 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. (P)
3 99SN0139/WP/JAN27I
(STAFF/CPC)
(STAFF/CPC)
10.
c. The tower shall be of a monopole design. (CPC)
Any building or mechanical equipment shall comply with Sections
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: This condition would requke the 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)
GENERAL INFORMATION
Northeast quadrant of Newbys Bridge and Belmont Roads, and better known as 6221
Newbys Bridge Road. Tax ID 755-674-5551 (Sheet 21).
Existing Zoning:
A with Special Exception to permit a fraternal use (Disabled American Veterans) and A
with Conditional Use Planned Development to permit a communications tower (existing
150 foot monopole communications .tower)
Size:
6.1 acres
Existing Land Use:
Public/semi-public (Disabled American Veterans) and commercial (communications tower)
Adjacent Zoning & Land Use:
North; South; East; and West - A; Single family residential or vacant
99SN0139/WP/JAN27I
UTILITIES
The tower and associated equipment will not be a manned facility; therefore, the use of the public
water and wastewater systems is not required.
ENVIRONMENTAL
No existing or anticipated on- or off-site drainage or erosion problems. A land disturbance permit
will not be required if less than 2,500 square feet of land area disturbed by the construction of the
tower and associated improvements.
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed tower and associated equipment 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 Trunked System (Condition 6). Once the
tower is in operation, if interference occurs, the owner/developer should be required to correct
any problems. (Condition 7)
COUNTY AIRPORT
A preliminary review of this tower proposal has indicated that the communications tower, if
limited to a maximum height of 145 feet, will not interfere with the operation, of the County
Airport (Condition 2). However, as a further precaution, if this request is approved, any
necessary FAA approvals for this facility should be obtained prior to the release of a building
permit. (Condition 5)
5 99SN0139/WP/JAN27I
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plan which suggests
that the property is appropriate for regional mixed use.
Area Development Trends:
The request property has been developed as meeting facilities for the Disabled American
Veterans (DAV) with accessory parking and passive recreational facilities, and for a
communications tower. Surrounding properties, in the vicinity of the Courthouse
Road/Route 288 interchange, are zoned agriculturally and commercially and have been
developed for single family residences on acreage parcels, public/semi-public uses (DAV,
Pocahantas State Park, and churches) and commercial uses (shopping center and
communications towers), or remain vacant. However, as noted herein, the Central Area
Plan suggests that the request property and surrounding area, east of Courthouse Road, is
appropriate for regional mixed use, to include integrated office, shopping center, light
industrial park and higher density residential uses. It is anticipated that properties in the
vicinity of the interchange will continue to develop for this mix of uses, in accordance with
the Plan.
Site Design:
As noted herein, the request property has developed, for a fraternal use and a
communications tower. The existing tower is located approximately 1,500 feet from
Courthouse Road and approximately 450 feet from Route 288 on property that is partially
wooded. The proposed tower should be located in proximity to the existing tower
(Condition 1). Vehicular access to both towers would be provided to Belmont Road.
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. (Condition 8)
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 4)
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 9). Specifically, imposition of Condition
99SN0139/WP/JAN27I
9 would require that no building exterior which would be visible to any 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 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 junctio~ boxes and accessory boxes must be minimized from adjacent property and
public rights of way. However, it should be noted that imposition of Condition 9 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 10)
CONCLUSIONS
The proposed tower site conforms with the Central Area Plan which suggests that the tower site
and surrounding area is appropriate for regional mixed use. While some area properties along
Belmont Road are occupied by scattered residences on acreage parcels, most of the surrounding
acreage is vacant and it is anticipated that this portion of Belmont Road will eventually be zoned
and redeveloped for office, commercial and light industrial uses, in accordance with the Plan. The
tower site also conforms to the siting criteria of the Public Faciliti¢~ Phln and Guidelines for
Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower
Locations. Specifically, the Plan and Guidelines suggest that communications towers should
generally be located away from areas of anticipated residential development and high visibility
areas, such as from the intersection of Courthouse Road and Route 288, or otherwise be designed
to minimize the visual impacts of the tower on such anticipated areas of development. The
recommended conditions would require a buffer between the tower site and area roads and limit
the tower height, thereby mitigating views of the tower from Courthouse Road and Route 288.
In particular, because of the proximity of the airport which limits the height of towers in the area,
a number of shorter towers is necessary to accommodate the needs of communications service
providers seeking to server the area. In addition, the recommended conditions will 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 or the County Airport.
Given these considerations, approval of this request would be appropriate.
7 99SN0139/WP/JAN271
CASE HISTORY
Applicant (10/8/98):
The request was amended to reduce the height of the tower from 199 feet to 145 feet.
Planning Commission Meeting (10/20/98):
At the request of the applicant, the Commission deferred this case to December 15, 1998.
Staff (10/22/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than October 30, 1998, for consideration at the Commission's
December 15, 1998, public hearing. Also, the applicant was advised that a $150.00
deferral fee must be paid prior to the Commission's public hearing.
Applicant (11/9/98):
The applicant paid the $150.00 deferral fee.
Applicant (11/19/98):
The applicant amended the request, as discussed herein.
Planning Commission Meeting (12/15/98):
The applicant accepted the recommendation. There was no opposition present. The
applicant agreed to an additional condition requiring a monopole design tower. (Condition
8.c.)
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the conditions on pages 2 through 4.
AYES: Unanimous.
8
99SN0139/WP/JAN27I
Further, the Commission found the proposal to be in Substantial Accord with the
Comprehensive Plan.
The Board of Supervisors, on Wednesday, January 27, 1999, beginning at 7:00 p.m., will take
under consideration this request.
9 99SN0139/WP/JAN27I
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