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99SN0189February 24, 1999 BS REQUEST ANALYSIS AND RECOMMENDATION 99SN0189 Chesterfield Police and Chesterfield Fire Matoaca Magisterial District 11703 River Road 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 200 foot communications tower, is planned adjacent to existing County school facilities (Union Branch). The new tower would be part of Chesterfield County's enhanced emergency communications trunked system and be designed to provide improved emergency communications service to the area. 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 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 4. STAFF RECOMMENDATION Recommend that the tower site be relocated on a large, heavily wooded acreage parcel, several hundred feet off area roads for the following reasons: The proposed tower site lies within the boundaries of the Southern and Western Area Plan which suggests the request property and surrounding area are appropriate for residential use of one (1) to five (5) acre lots. Further, the site lies immediately adjacent to River Road which is designated as a major arterial on the adopted Thoroughfare Plan. In the past where communications towers have been approved in the areas designated for future residential development, the sites have been located as remotely as possible from roads and on large, vacant wooded parcels which have accommodated provision of a minimum 100 foot buffer of mature trees which mitigates the view of the tower from roads and future area residentiaI development. The request property is immediately adjacent to River Road and is largely denuded. 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' heath, safety and welfare. A properly sited tower would satisfy the need for enhanced communications in the area and also address the siting concerns outlined herein. However, should the Commission and Board wish to approve the communications tower in the requested location, the recommended conditions and the proffered 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. (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 (CPC) The base of the tower shall be enclosed by a minimum six (6) foot high fence, designed to preclude trespassing. The fence shall be placed so as to provide sufficient room between the fence and the property line to accommodate evergreen plantings having an initial height and spacing to provide screening of the base of the tower and accessory ground-mounted equipment or structures from adjacent properties. A detailed plan depicting this requirement shall be submitted to the Planning Department for approval in conjunction with final site plan review (P). (NOTE: This condition is in addition to Proffered Condition 1.) (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) (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 of equipment that is not part of the County system shall submit information as deemed necessary by 2 99SN0189/WP/FEB24P 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) (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) (CPC) 5. 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. bo 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) (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) (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 require the screening of mechanical equipment located on the building or ground level from adjacent properties and public rights of way. Screening would not be required of the tower or tower-mounted equipment.) (CPC) 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) 3 99SN0189/WP/FEB24P (CPC) 9. With the approval of this request, a 263 foot exception to the 150 foot height limitation for towers in Agricultural (A) Districts shall be granted. (P) (CPC) 10. The tower shall only be permitted as a replacement of the existing County tower currently located on the 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). (cPc) 11. There shall be no signs permitted to identify this use. (P) PROFFERED CONDITIONS (CPC) 1. The tower enclosure shall be located in the northeast corner of the request property, within 100 feet of the northern and eastern property boundaries. (cPc) 2. The base of the tower shall be enclosed by a minimum six (6) foot high fence, designed to preclude trespassing. The fence shall be placed so as to provide sufficient room between the fence and the property line to accommodate evergreen plantings having an initial height and spacing to provide screening of the base of the tower and accessory ground-mounted equipment or structures from adjacent properties. In addition, a fifty (50) foot wide planting strip shall be provided on the north and east sides of the fenced enclosure. This planting strip shall be planted with one (1) year old pine seedlings, spaced ten (10) feet on centers throughout the planting strip, and providing at maturity a density of at least one (1) tree per 100 square feet. A detailed plan depicting this requirement shall be submitted to the Planning Department for approval in conjunction with final site plan review. GENERAL INFORMATION Location: North line of River Road, across from Ivy Mill Road and better known as 11730 River Road. Tax ID 746-630-2124 (Sheet 47). Existing Zoning: A with Special Exception to permit a communications tower 4 99SN0189/WP/FEB24P Size: 7.0 acres Existing Land Use: Public/semi-public (Chesterfield County school facilities and communications tower) Adjacent Zoning & Land Use: North - A; Vacant South - A; Vacant East - A; Single family residential West - A and C-5; Single family residential and commercial UTILITIES 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. 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 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 5 99SN0189/WP/FEB24P Chesterfield County Public Safety Trunked System (Condition 3). Once the tower is in operation, if interference occurs, the owner/developer of such equipment should be required to correct any problems. (Condition 4) 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 2) LAND USE Comprehensive Plan: The request property lies within the boundaries of the Southern and Western Area Plan which suggests the request property and surrounding area are appropriate for residential use of one (1) to five (5) acre lots. Area Development Trends: The request property is occupied by County school facilities (Union Branch) and a 200 foot County communications tower. Area properties are zoned agriculturally and are currently vacant or occupied by residences on acreage parcels. It is anticipated that properties in the vicinity of the request site will eventually develop for residential uses. Site Design: As noted herein, the tower site consists of an acreage parcel lying on the north line of River Road and is occupied by County school facilities. Proffered Condition 1 requires the tower compound to be located in the northeast corner of the site. Access to the tower site will be provided via an existing driveway to River Road serving other County facilities already developed on the property. Consistent with past actions on similar facilities, the base of the tower should be secured with a fence to discourage trespassing and the perimeter landscaped (Condition 1). The applicant has also agreed to landscape a fifty (50) foot strip on the north and east side of the fenced enclosure. (Proffered Condition 1) Architectural Treatment: The request property lies within an Emerging Growth Area. New construction associated with the tower should comply with Emerging Growth requirements relative to architectural treatment of buildings and screening of mechanical equipment. (Condition 7) 99SN0189/WP/FEB24P 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 8) CONCLUSIONS The proposed tower site lies within the boundaries of the Southern and Western Area Plan which suggests the request property and surrounding area are appropriate for residential use of one (1) to five (5) acre lots. Further, the request property lies immediately adjacent to River Road which is designated as a major arterial on the adopted Thoroughfare Plan. In the past, where communications towers have been approved in areas designated for future residential development, the towers have been located as remotely as possible from roads and on large, vacant wooded parcels which have accommodated a minimum 100 foot buffer of mature trees as a means of mitigating views of the tower from the roads and future area residential development. The request property is immediately adjacent to River Road and is largely denuded. As noted herein, there exists a need for a new tower in this area to serve the County's enhanced emergency communications system. A properly sited tower would satisfy the need for enhanced communications in the area and address the siting concerns outlined herein. In addition, 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. Given these considerations, the tower site should be relocated on a large, heavily wooded acreage parcel, several hundred feet off area roads, as an alternative to the proposed Union Branch site. However, should the Commission and Board wish to approve the communications tower in the requested location, the recommended conditions and proffered conditions will further minimize the possibility of any adverse impacts on existing or future area development, as well as the Chesterfield County Public Safety Tmnked System or the County Airport. CASE HISTORY Applicant (1/19/99): The proffered conditions were submitted. 7 99SN0189/WP/FEB24P L.L CH N !1 I/ R-IS 19 C.U.P.D.