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99SN0187February 24, 1999 BS REQUEST ANALYSIS AND RECOMMENDATION 99SN0187 Chesterfield Police and Chesterfield Fire Midlothian Magisterial District South line of Route 324 REOUEST: Conditional Use Planned Development to permit a communications tower with height exception in an Agricultural (A) District. PROPOSED LAND USE: A 413 foot communications tower with accessory equipment, to replace an existing tower located in proximity to the request property, is planned. The existing tower is part of Chesterfield County's emergency communications trunked system. The proposed replacement tower would be designed to provide enhanced emergency communications service to the area. In addition, with approval of this request, the antennas of other wireless communications service providers could be located on the tower. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: Ao The proposed tower site lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the request property and surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre. However, the proposed tower site is located on a large, State owned acreage parcel, in the vicinity of a closed Chesterfield County landfill and an existing County communications tower of similar height. The proposed tower would replace an existing tower and would be relatively remote from area residential development and roads since the parent parcel is a large, publicly-owned acreage property that is not anticipated to develop residentially. This parcel would continue to provide separation of the tower site from existing and anticipated area residences, thereby satisfying the locational criteria of the adopted Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations that suggest communications towers be located remotely from existing or anticipated areas of residential development. Co There exists a need for a tower in this area to serve the County's enhanced emergency communications system which will assist in protecting citizen' health, safety and welfare. 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) The tower shall only be permitted as a replacement of the existing County tower currently located in proximity to the request property. A phasing plan for this replacement shall be submitted to the Planning Department for review and approval in conjunction with site plan review. (P) (STAFF/CPC) 2. There shall be no signs permitted to identify the tower 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 in conjunction with final site plan review. (P) (STAFF/CPC) 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 Department prior to the release of a building permit. (P) 99SN0187/WP/FEB24N (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, the owner/developer of equipment that is not 'part of the County system shall submit information as deemed necessary by the Chesterfield County Communicatiosn 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 Cheterfield County Communication and Electronic staff. (GS) (STAFF/CPC) The owner/developer of equipment that is not part of the County system shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Trunked System caused by their equipment. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff. (GS) (STAFF/CPC) The treatment, 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. 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) (STAFF/CPC) All driveways and parking areas shall be graveled or paved and maintained to minimize dust problems and provide ease of ingress and egress. (P) (STAFF/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) 3 99SN0187/WP/FEB24N (STAFF/CPC) 10. (STAFF/CPC) 11. (NOTE: This condition would require 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) In conjunction with the approval of this request, a 263 foot exception to the 150 foot height limitation for coinmunications towers in Agricultural (A) Districts shall be granted. (P) GENERAL INFORMATION South line of Route 324, east of Old Bon Air Road. Tax ID 752-713-Part of 1011 (Sheet 3). Existing Zoning: A Size: 3.0 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North, South, East and West - A; Public/semi-public (County communications tower and closed landfill) or vacant The proposed tower and associated equipment will not necessitate a manned facility; therefore, the use of the public water and wastewater systems is not required. 4 99SN0187/WP/FEB24N ENVIRONMENTAL Drainage and Erosion: 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 is 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. As noted herein, this tower would become a part of the County's enhanced Communications System. A condition should be imposed to ensure that the communications equipment of non-County communications service providers is designed and constructed so as not to interfere with the Chesterfield County Public Safety Tmnked System (Condition 5). Once the tower is in operation, if interference occurs, the owner/developer of such equipment 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, any necessary FAA approvals for this facility should be obtained prior to the release of a building permit. (Condition 4) Comprehensive Plan: The request property lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the request property and surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre. 5 99SN0187/WP/FEB24N Area Development Trends: The request property is part of a large, agriculturally zoned parcel owned by the State of Virginia and occupied by State facilities, a County communications tower and a closed landfill. It is anticipated that this property will continue to be used for public/semi-public type uses. The tower site consists of an acreage parcel lying off the southern line of Route 324. Access to the property will be provided via a driveway to Route 324. Consistent with past actions on similar facilities, the base of the tower should be secured with a fence to discourage trespassing. (Condition 3) 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 9). In addition, the tower should only be allowed as a replacement of an existing County tower located in proximity to the request property. (Condition 1) 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 lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the request property and surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre. However, the proposed tower site is located on a large, State owned acreage parcel, in the vicinity of a closed Chesterfield County landfill and an existing County communications tower of similar height. The proposed tower would replace the existing tower. The tower Would be remotely located in relationship to area residential development and roads. The parent parcel is a large, publicly-owned property that is not anticipated to develop residentially. This parcel would continue to provide separation of the tower site from existing and anticipated area residences, thereby satisfying the locational criteria of the adopted Guidelines for Review of Substantial Accord Determination and/or Zoning Approval for Communications Tower Location,q that suggest communications towers be located remotely from existing or anticipated areas of residential development. In addition, there exists a need for a new tower in this area to serve the County's enhanced Emergency Communicationg System. The conditions recommended herein will further minimize 6 99SN0187/WP/FEB24N the possibility of any adverse impact on existing or future area developmem, as well as on the Chesterfield County Public Safety Tmnked System or the County Airport. Given these considerations, approval of this request would be appropriate. CASE HISTORY Planning Commission Meeting (1/19/99): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Shewmake, 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 99SN0187/WP/FEB24N GIHLS BRIG )N GREI P.D.