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99SN0198February 24, 1999 BS REQUEST ANALYSIS AND RECOMMENDATION 99SN0198 Triton PCS Inc. (Larry Horton) Bermuda Magisterial District North line of Norcliff Road REQUEST: Conditional Use Planned Development to permit a communications tower and height exception in a Residential (R-7) District. As proposed, the tower would consist of antennas mounted on an existing County water tank. PROPOSED LAND USE: A 160 foot communications tower and associated improvements are planned to be incorporated into the structure of an existing water tank2 PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: Incorporating the proposed communications tower into the structure of an existing water tank conforms to the co~location criteria of the Public Facilities Plan. Specifically, the Plan suggests that energy and communications facilities should co- locate whenever feasible. Such co-locations would also be appropriate for communications towers and other tall public utility structures, such as the existing County water tank. The addition of the communications facilities into the existing water tank structure would not generate a visual impact on area development that is significantly greater than the visual impact of the existing water tank. Bo Similar co-locations have occurred throughout the County, with no known adverse impacts on nearby development. Specifically, several communications tower/Virginia Power structure co-locations have been approved, and the tower erected within the Virginia Power structure, with no known adverse impacts on area development. In addition, incorporating the communications facilities into an existing water tank will eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. Co The proposed tower site also generally satisfies the locational criteria of the adopted Guidelines for Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests communications towers should be located in areas designated on the Plan for general commercial and industrial uses. Specifically, the Jefferson Davis Highway Corridor Plan suggests the request property and surrounding area are appropriate for general commercial uses and area properties are being zoned and/or developed for commercial uses. The ~ further suggest that communications towers should be located remotely from high visibility areas, such as along Route 1-95, or possess design features that minimize their visual impact. The recommended conditions will ensure that the visibility of antennas and associated equipment mounted on the water tank are minimized. The recommended conditions will further minimize the possibility of any adverse impact on area development, 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. There shall be no signs permitted to identify this use. (P) (STAFF/CPC) 2. Prior to site plan or building permit approval, whichever occurs first, the owner/developer shall submit to the Planning and Utilities Departments 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 and Utilities Departments. (P and U) (STAFF/CPC) 3. The communications tower use and equipment shall be designed and installed so as not to interfere with the Chesterfield County Public Safety Trunked System and the Utilities Department communications system. Prior to site plan or building permit approval, whichever occurs fn'st, the owner/developer of non- County communications equipment shall submit information as deemed necessary by the Chesterfield County Communications and 2 99SN0198/WP/FEB24S (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) Electronics staff and Utilities Department staff to determine if an engineering study should be performed to analyze the possibility of radio frequency interference with the County systems, 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 and Utilities Department staff. (GS and U) The owner/developer of non-County communications equipment shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Trunked System and Utilities Department communications system caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff or Utilities Department staff. (GS and U) The color and lighting system for the communications tower use shall be as follows: ao The communications equipment (antennas, mounting hardware, cabling, etc.) mounted on the outside of the water tank structure shall be the same color as the water tank. bo Any lighting required by FAA shall be restricted as follows: 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) All driveways and parking areas shall be graveled or paved and shall be maintained to minimize dust problems and provide ease of ingress and egress. (P) Any building or mechanical equipment shall comply with Sections 19-570 Co) 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. This condition would not require screening for the tower or tower-mounted equipment or for ground-mounted equipment cabinets.) 3 99SN0198/WP/FEB24S (STAFF/CPC) o At such time that the communications tower use ceases to be used for communications purposes for a period exceeding twelve (12) consecutive months, the owner/developer of the communications equipment shall dismantle and remove the antennas and all associated equipment from the property. (P) (STAFF/CPC) The communications tower use shall be permitted only if it is incorporated into the structure of the existing water tank. Antennas shall be mounted on the safety rail of the tank. The antennas shall not be screened unless there is a decision by a majority of the Planning Commission that screening is necessary to mitigate the visual impact of the antennas. If there is a decision by the Planning Commission that screening is necessary, the exact method of screening shall be approved by the Planning Commission. All cabling shall be housed in conduit or otherwise shielded from view. (CPC) (STAFF/CPC) 10. In conjunction with the approval of this request, 110 foot exception to the fifty (50) foot height limitation for communications towers in a Residential (R-7) District shall be granted. (P) GENERAL INFORMATION North line of Norcliff Road, east of Pams Avenue. Tax ID 794-672-5174, 5876 and 6676 (Sheet 23). R-7 with Special Exception to permit a water tank Size: 1.1 acres Existing Land Use: Chesterfield County water tank 4 99SN0198/WP/FEB24S Ad_iacent Zoning & Land Uses: North - R-7; Single family residential South - C-3 and C-5; Single family residential and commercial East - C-5; Commercial West - R-7; Single family residential The tower and associated equipment will not require the use of the public water and wastewater systems. Drainage and Erosion: No existing or ENVIRONMENTAL anticipated on- or off-site drainage or erosion problems with the improvements to accommodate the tower. A land disturbance permit is not 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 Transportatiort: This use will have a mirdmal 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, the proposed communications tower use would be incorporated into an existing water tank. However, a determination may be required prior to erection of communications equipment that exceeds the height of the existing structure. 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 3). Once the tower is in operation, if interference occurs, the owner/developer should be required to correct any problems. (Condition 4) 5 99SN0198/WP/FEB24S 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 2) LAND USE Comnrehensive Plan: The request property lies within the boundaries of the Jefferson Davis Highway Corridor Plan which suggests the property is appropriate for general commercial uses. 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. Such co- location would be appropriate for communications towers and other tall public utility structures, such as the existing County water tank. Area Development Trends: Surrounding properties are zoned residentially and commercially and have been developed for single family residences and commercial uses. Commercial development patterns are expected to continue in this area. As noted herein, the request property is occupied by a County water tank. The proposed communications equipment (antennas, mountings, cabling, conduit, etc.) would be incorporated into or attached to the water tank structure. Access for the tower site is provided via a driveway to Norcliff Road. The request property lies within the Jefferson Davis Highway Corridor District. Improvements associated with the tower use must conform to the development standards of this District. Consistent with past actions on similar facilities, the communications equipment should be removed at such time that it ceases to be used for communications purposes to ensure that the equipment does not become a maintenance problem or an eyesore. (Condition 6) 6 99SN0198/WP/FEB24S Screening: Cabling, conduit and other equipment associated with the tower use, if mounted on vertical elements of the water tank and having the same color as the tank, should not create a visual impact significantly greater than the visual impact of the water tank mass (Conditions 5.a., 7 and 9). However, antennas mounted on top of the tank would have the potential of creating a cluttered appearance. Condition 9 allows the Planning commission to make a determination at a later date if screening the antennas is necessary to mask the visual impact. CONCLUSIONS Incorporating the proPOsed communications tower into the structure of an existing water tank conforms to the co-location criteria of the Public Facilities Plan. Specifically, the Plan suggests that energy and communications facilities should co-locate whenever feasible. Such co-locations would also be appropriate for communications towers and other tall public utility structures, such as the existing County water tank, as the addition of the communications facilities into the existing water tank structure would not generate a visual impact on area development that is significantly greater than the visual impact of the existing water tank. As noted herein, similar co-locations have occurred throughout the County, with no known adverse impacts on nearby development. Specifically, several communications tower/Virginia Power structure co-locations have been approved, and the tower erected within the Virginia Power structure, with no known adverse impacts on area development. Further, incorporating the communications facilities into an existing water tank will also eliminate the need for an additional freestanding communications tower in the area, thereby minimizing tower proliferation. The proposed tower site also generally satisfies the locational criteria of the adopted Guidelines for Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests communications towers should be located in areas designated on the Plan for general commercial and industrial uses. In particular, the Jefferson Davis Highway Corridor Plan suggests the request property and surrounding area are appropriate for general commercial uses and area properties are being zoned and/or developed for commercial uses. The Guidelines further suggest that communications towers should be located remotely from high visibility areas, such as along Route 1-95, or possess design features that minimize their visual impact. The recommended conditions will ensure that the visibility of antennas and associated equipment mounted on the water tank are minimized. The recommended conditions will further minimize the possibility of any adverse impact on area development, the Chesterfield County Public Safety Trunked System or the County Airport. Given these considerations, approval of this request is recommended. 7 99SN0198/WP/FEB24S CASE HISTORY Planning Commission Meeting (2/16/99): In response to discussions, staff drafted an alternative Condition 9 relating to the location and screening of antennas. The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended approval of this request subject to the conditions on pages 2 through 4. AYES: Unanimous. Further, for the reasons stated herein, the Commission found this request substantially in accord with the Comprehensive Plan. The Code of Virginia, as amended, grants the Board the authority to "overrule the action of the Commission by a vote of the majority of the members thereof." The Board of Supervisors, on Wednesday, February 24, 1999, beginning at 7:00 p.m., will take under consideration this request. 99SN0198/WP/FEB24S - ~,RE-A .... \\ / --£ZZZZZZZ ~ .... PROPOSED ~x8.5' C~NC PAD WITIt ii'iS £QUIPUL'NT (ON mOUNO) EXZST 7~'e FUJT~ Pt~ E3OST lOO'e WATER TANK E~ST lO'e D~Y RI.~:.R EXZST O~RR. OW OR/UN PIT PRQPOS~ PO0 UOUNT ANTi,INA I~ATFORIJ ~XIST UNK F'E~C~ ~X~T ORY m~..R N I~aST VALV~ VAULT EXIST TELCO PEDESTAl. EXIST POWER POLE /SG~I EXIST 10' EXIST 3' W~OE UAU 100'4 WAI~R TAHK I~:~D ELEC Jr I l L v~t QI~LEVATION ADDENDUM 99SN0198 February 24, 1999 BS Triton PCS Inc. (Larry Horton) Bermuda Magisterial District North line of Norcliff Road REOUEST: Conditional Use Planned Development to permit a communications tower and height exception in a Residential (R-7) District. As proposed, the tower would consist of antennas mounted on an existing County water tank. Subsequent to the Planning Commission's action on this case, the applicant reviewed in more detail Condition 9, regarding the necessity to screen the antennas, as recommended by the Planning Commission. The applicant has requested that Condition 9 be modified to establish a time period within which the Commission must make a decision relative to the necessity to screen the antennas. Staff can support this amendment and therefore, recommends that Condition 9 in the "Request Analysis" be modified as follows: The communications tower use shall be permitted only if it is incorporated into the structure of the existing water tank. Antennas shall be mounted on the safety rail of the tank. Within one (1) week of the completion of the installation of the antennas, the owner/developer shall provide written notice to the Planning Department that the installation has been completed and the date of the completion. The antennas shall not be screened unless within one (1) year of the date of completion of the installation of the antennas, there is a decision by a majority of the Planning Commission that screening is necessary to mitigate the visual impact of the antennas. If there is a decision by the Planning Commission that screening is necessary, the exact method of screening shall be approved by the Planning Commission. All cabling shall be housed in conduit or otherwise shielded from view. (P & CPC) 99SN0198/WP/FEB24SS