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99SN0173February 24, 1999 BS REQUEST ANALYSIS AND RECOMMENDATION 99SN0173 David Gregory, Triton PCS, Inc. and John Brenkus, Triton PCS, Inc. Dale Magisterial District Western terminus of Jacobs Road REQUEST: Conditional Use Planned Development to permit a communications tower plus height and setback exceptions in Residential (R-12) and Agricultural (A) Districts. PROPOSED LAND USE: A 115 foot communications tower and associated improvements are planned within a Virginia Power electrical transmission line easement. Specifically, the tower will be incorporated into the structure of an existing electrical transmission structure located on the R-12 zoned portion of the property. Access to the tower would be provided to Jacobs Road via a driveway across that portion of the property zoned Agricultural (A). The applicant is requesting height and setback exceptions to allow the communications tower co-location on this existing Virginia Power structure. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: Ao The Public Facilities Plan suggests that communications tower locations should generally be located to minimize the impact on existing or planned areas of development, and that energy and communications facilities should co-locate whenever feasible. The tower would be incorporated into an existing, permitted Virginia Power electrical transmission structure. The addition of the communications facilities into the existing transmission structure does not generate a visual impact on area residences or roads that is significantly greater than the visual impact of the existing Virginia Power electrical transmission tower and conforms to the co-location criteria of the Plan. Bo Incorporating the communications facilities into an existing Virginia Power electrical transmission structure will eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. Similar communications tower/Virginia Power structure co-locations have occurred throughout the County, with no known adverse impacts on nearby development. Do The recommended conditions will minimize the possibility of any adverse impact on area development, the Chesterfield County Public Safety 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 plan entitled RI-1-068C Vepco Pole at Jacobs Road, prepared by URS Greiner and revised November 13, 1998, shall be considered the Master Plan. (P) (STAFF/CPC) 2. There shall be no signs permitted to identify this use. (P) (STAFF/CPC) o Prior to site plan or building permit approval, whichever occurs fkst, the owner/developer shall submit documentation as to whether FAA approval is required for the erection of the tower. If FAA approval is required, prior to release of a building permit, a copy of FAA approval shall be submitted to the Planning Department. (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. Prior to site plan or building permit approval, 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 2 99SN0173/WP/FEB24L (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) o 10. 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) 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: The tower shall be gray or another neutral color, acceptable to the Planning Department. b. The tower shall not be lighted. (P) All driveways and parking areas shall be graveled or paved and maintained to minimize dust problems and provide ease of ingress and egress. (P) 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 require the screening of mechanical equipment located on, or associated with, any building from adjacent properties and public rights of way. Screening would not be required for the tower or tower-mounted equipment or ground- mounted equipment cabinets.) 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) In conjunction with the approval of this request, a sixty-five (65) foot exception to the fifty (50) foot height limitation for communications towers in Residential (R-12) Districts shall be granted. (P) 3 99SN0173/WP/FEB24L (STAFF/CPC) 11. In conjunction with the approval of this request, a three (3) foot exception to the ten (10) foot side yard setback requirement and a twenty-two (22) foot exception to the twenty-five (25) foot rear yard setback requirement for communications towers in Residential (R- 12) Districts shall be granted. (P) GENERAL INFORMATION Location: Western terminus of Jacobs Road and east line of Newbys Wood Trail. 3138 and 6856 (Sheet 14). Existing Zoning: A and R-12 Size: 6.2 acres Existing Land Use: Tax ID 756-682- Single family residemial, Virginia Power transmission line easemem and vacam Adjacent Zoning & Land Uses: North - A; Single family residemial South - R-12; Single family residential and Virginia Power transmission line easement East - A and R-12; Single family residential, Virginia Power transmission line easement, or vacant West - R-12; Single family residemial and Virginia Power transmission line easement The tower and associated equipment will not require the use of the public water and wastewater systems. ENVIRONMENT,Al. Drainage and Erosion: No existing or anticipated on- or off-site drainage improvements to accommodate the tower. 4 or erosion problems with the A land disturbance permit is not required if less 99SN0173/WP/FEB24L than 2,500 square feet of land area is disturbed by the construction of the tower and associated improvements. PUBLIC FACILITIES Fire Service and Transportation: This use will have no 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 4). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condition 5) COUNTY AIRPORT A preliminary review of this tower proposal has indicated that the facility will not interfere with the operation of the County Airport; 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 3) LAND USE Comprehensive Plan: The request property lies within the boundaries of the Central Area Land Use and Transportation Plan which suggests the property is appropriate for residential use of 1.00 to 2.5 units per acre. The Public Facilities Plan, an element of the Comprehensive Plan, suggests that energy and communications uses should be located to minimize impacts on existing and future areas of development and that such uses should co-locate whenever feasible. 5 99SN0173/WP/FEB24L Area Development Trends: The request property is occupied by Virginia Power electrical transmission structures within a Virginia Power electrical transmission easement. Surrounding properties are zoned agriculturally and residentially and have been developed as single family residences on acreage parcels or on lots in Newbys Wood Subdivision or remain vacant. It is anticipated that residential development will continue in the area, in accordance with the adopted Plan. Site Design: As noted herein, the request property is occupied by Virginia Power electrical transmission structures. The proposed communications tower site is located within one (1) of these transmission structures. Access for the tower site would be provided via a driveway to Jacobs Road. Given the proximity of area residences or land designated on the Plan for residential use, the tower should be gray or other neutral color and the tower should not be lighted. (Condition 6) 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 8). However, imposition of Condition 8 would not require screening of the tower or tower- mounted equipment. 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 9) CONCLUSIONS The Public Facilities Plan suggests that communications towers should be located to mininnz' e the impact on existing or planned areas of development and that energy and communications facilities should co-locate whenever feasible. The communications tower is incorporated into an existing, permitted Virginia Power electrical transmission structure and conforms to the co-location criteria of the Plan. The addition of the communications facilities into the structure of the existing transmission tower does not generate a visual impact on area residences or roads that is significantly greater than the visual impact of the existing Virginia Power electrical transmission tower and will eliminate the need for an additional freestanding communications tower in the area, 99SN0173/WP/FEB24L thereby minimizing tower proliferation. In addition, the recommended conditions will further minimize the possibility of any adverse impact on area development, as well as on the Chesterfield County Public Safety System or the County Airport. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (1/19/99): The applicant accepted the recommendation. There was no opposition present. 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. Further, the Commission found the proposal to be in substantial accord with the Comprehensive Plan. The Board of Supervisors, on Wednesday, February 24, 1999, beginning at 7:00 p.m., will take under consideration this request. 7 99SN0173/WP/FEB24L ~ L ,4 ELEV.- - 35'7' MSl .~ ROAD ELEM, SCHOOL · Illllllll NEWBYS WOOD, II 99SN0173 C.U.P.D. 'SH. 14 .! ~t / i / I I 1 I ? Z I I / / /