99SN0188T ....... I ~ I n/'t('~ /'-'lTi/-q
February 24, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0188
Chesterfield Police and Chesterfield Fire
Clover Hill Magisterial District
3204 Warbro Road
REQUEST:
Conditional Use Planned Development to permit a communications tower and
height exception in Agricultural (A), General Business (C-5) and Light Industrial
(I-1) Districts.
PROPOSED LAND USE:
A 513 foot communications tower with accessory equipment, to replace an existing
tower located on 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 conforms to the siting criteria of the adopted Public Facilities
Plan and Guidelines for Review of Substantial Accord Determinations and/or
Zoning Approval for Communications Tower Locations which suggest that towers
should be located in industrial locations, away from existing or anticipated areas
of residential development and from high visibility areas such as major arterial
roads.
Be
There exists a need for a tower in this area to serve the County's enhanced
emergency communications system which will assist in protecting citizens' health,
safety and welfare.
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.)
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
The tower shall only be permitted as a replacement of the existing
County tower currently located on the request property and shall be
located generally as depicted on the plan entitled Proposed New
Tower for Northern Area Landfill, received January 6, I999. A
phasing plan for this replacement shall be approved by the Planning
Department. (P)
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.
fP)
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)
Communications 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
Communications and Electronics staff t°' determine if any
engineering study should be performed to analyze the possibility of
2
99SN0188/WP/FEB240
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
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)
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)
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)
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)
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 the building or ground from adjacent
properties and public rights of way. Screening would not be
required for the tower or tower-mounted equipment.)
3 99SN0188/WP/FEB240
(STAFF/CPC) 9.
With the approval of this request, a 363 foot exception to the 150
foot height limitation for communications towers in Agricultural
(A), General Business (C-5) and light Industrial (I-l) Districts shall
be granted. (P)
GENERAL INFORMATION
West line of Warbro Road, south of Genito Road and better known as 3204 Warbro Road.
Tax ID 735-686-2193 (Sheet 13).
t~xisting Zoning:
A, C-5 and I-1
Size:
83.2 acres
Existing Land Use:
Public/semi-public (Northern Area Transfer Station, Closed Northern Area Landfill,
Warbro Road Athletic Complex, and County communications tower) or vacant
Adjacent Zoning & Land Use:
North
South
East
West
- C-5; Vacant
- A, A and I-1 with Conditional Use Planned Development; Vacant
- A, A with Conditional Use Planned Development, and I-1; Industrial or vacant
- A and I-1 with Conditional Use Planned Development; Vacant
The proposed tower and associated equipment will not necessitate a manned facility; therefore,
use of the public water and wastewater systems is not required.
4
99SN0188/WP/FEB240
ENVIRONMENTAL
Drainage and Erosion:
No existinff~ 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 preliminary review of this tower proposal has indicated that the facility will not interfere with
the County's communications system; however, as a further precaution, 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 Trunked System (Condition 4). 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
3)
Comprehensive Plan:
The request property lies within the boundaries of the Powhite/Route 288 Development
Area Land Use and Transportation Plan which suggests the request property and
surrounding area are appropriate for light industrial use.
5 99SN0188/WP/FEB240
Area Development Trends:
The request property is a large acreage parcel owned by the County and occupied by
County recreational facilities, the Northern Area Transfer Station, 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. Area properties are zoned
industrially and agriculturally and have been developed for industrial uses or remain
vacant. It is anticipated that area industrial development tends will continue.
The tower site consists of an acreage parcel lying on the west line of Warbro Road.
Access to the tower site will be provided via existing driveways serving other County
facilities already developed on the property.
The proposed tower should only be allowed as a replacement for the existing tower and
be located in proximity to the exiting tower site. Specifically, the existing tower site is
located on that portion of the property developed for the Northern Area Transfer Station
and away from existing and planned recreational facilities. (Condition 1)
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:
The proposed tower location is on the agriculturally zoned portion of the property. 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)
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 conforms to the siting criteria of the adopted Public Facilities Plan and
Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower Locatiom which suggest that towers should be located in industrial
locations, away from existing or anticipated areas of residential development and from high
visibility areas such as major arterial roads. Specifically, while the Powhite/Route 288
Development Area Land Use and Transportation Plan suggests that hhe request site and
surrounding area are approliriate for light industrial use, the request property is the site that was
6
99SN0188/WP/FEB240
developed as the Northern Area Landfill and the Northern Area Transfer Station is still being
operated on a portion of the property.
As noted herein, the Warbro Road Athletic Complex has been appr6ved and partially developed
as a reuse of the landfill site. While the Siting Guidelines suggest that communications towers
should generally be located away from existing or planned recreational facilities, such facilities
are typically associated with existing or planned area residential development where, in most
instances, a new communications tower would not be appropriate. In this instance, however,
surrounding properties are zoned and/or developed for heavier industrial uses, and there currently
exists a County communications tower in proximity to the proposed tower site. The proposed
tower would replace the existing tower. In addition, the tower would be remotely located from
area residential development and roads. Further, there exists a need for a new tower in this area
to serve the County's enhanced emergency communications system which will assist in protecting
citizens' health, safety and welfare.
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. Gulley, seconded by Mr. Shewmake, 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 99SN0188/WP/FEB240
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