99SN0202February 24, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0202
Chesterfield Police and Chesterfield Fire
Matoaca Magisterial District
21101 Chesdin Road
REQUEST: Conditional Use Planned Development to permit a communications tower plus
height and setback exceptions in an Agricultural (A) District.
PROPOSED LAND USE:
A 193 foot communications tower with accessory equipment is planned adjacent
to an existing County water pumping station. The tower would be part of
Chesterfield County's emergency communications trunked system and 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. The applicant is also requesting a forty-
three (43) foot exception to the 150 foot height limitation for towers in Agricultural
(A) Districts, and exceptions to side and rear yard setback requirements to
accommodate the pro. posed tower with existing and planned pump station
improvements.
Since the Commission's action on this case, the applicant has requested that Condition 13, as
recommended by the Commission, be amended. Condition 13, as recommended by the
Commissiion would only allow the tower if needed for emergency communications. The amended
condition, as requested by the applicant, would allow the tower for either emergency
communications or to accommodate the Utilities Department Communications system. Staff can
support the amendment.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 3 THROUGH 6.
STAFF CAN SUPPORT THE AMENDMENT TO CONDITION 13, AS DISCUSSED HEREIN.
STAFF RECOMMENDATION
Recommend approval 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. The locational
criteria of the adopted Guidelines for Review of Substantial Accord Determinations
and/or Zoning Approval for Communications Tower Locations suggests
communications towers should be generally located remotely from existing or
anticipated area residential development and remotely from high visibility areas,
such as River Road and Lake Chesdin. However, the proposed tower site is
located on property occupied by an existing County water pumping station and in
proximity to the Appomattox River Water Authority water treatment plant on Lake
Chesdin. These facilities are anticipated to remain in operation for the foreseeable
future. In addition, the site is relatively remote from existing area residential
development, River Road and Lake Chesdin.
While adjacent property to the north and east could potentially be zoned and
developed for residential uses, the proposed tower site is located on property
occupied by a County water pumping station. The Utilities Department currently
has a 160 foot accessory antenna on-site which is used to remotely monitor and
control the operations of the water pumping station. The Utilities Department has
indicated a desire to relocate its telemetering equipment to the proposed
communications tower. By incorporating this telemetering equipment into the
structure of the proposed communications tower, the need for an additional
freestanding antenna or tower in the area would be eliminated.
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.
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.)
99SN0202/WP/FEB24T
CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
The tower shall only be permitted as a replacement of the existing
160 foot antenna currently located on the property. A phasing plan
for this replacement shall be approved by the Planning Department.
(P)
There shall be no signs to identify this use. (P)
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
north and east property lines 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 to the north and east. A detailed plan
depicting this requirement shall be submitted to the Planning
Department for approval in conjunction with final site plan review.
(P)
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 shah 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 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)
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
3 99SN0202/WP/FEB24T
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
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, light'mg 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
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 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)
With the approval of this request, a forty-three (43) foot exception
to the 150 foot height limitation for towers in Agricultural (A)
Districts shall be granted. (P)
With the approval of this request, a twenty (20) foot exception to
the forty (40) foot side yard setback requirement and a thirty (30)
foot exception to the fifty (50) foot rear yard setback requirement
for towers in Agricultural (A) Districts shall be granted. (P)
4
99SN0202/WP/FEB24T
(STAFF/CPC)
13.
The communications tower shall only be permitted if needed to
support antennas of the Chesterfield County Emergency
Communications system, as deemed necessary by the Chesterfield
County Police and Fire Departments to provide enhanced
emergency communications services. Further, the height of the
tower shall be restricted to the minimum height deemed necessary
by the Police and Fire Departments to accommodate the County's
Emergency Communications antennas.
(NOTES: a.
Approval of this request will restrict the
height of the tower to a maximum of 193
feet. However, if the needs of the County's
Emergency Communications system can be
accommodated at a height less than 193 feet,
as determined by the Police and Fire
Deparmaents, the tower will be restricted to
the lesser height.
If the tower is needed to support the needs of
the County's Emergency Communication
system, it may also be built to support the
antennas of other wireless service
communications providers, provided that
these antennas are at an elevation lower than
those of the County's Emergency
Communications system.)
(NOTE: THE APPLICANT, SUBSEQUENT TO THE COMMISSION'S
RECOMMENDATION, HAS REQUESTED THAT CONDITION 13 BE MODIFIED AS
FOLLOWS.)
(STAFF) 13.
The communications tower shall only be permitted if needed to
support antennas of the Chesterfield County Emergency
Communications system, as deemed necessary by the Chesterfield
County Police and Fire Departments, to provide enhanced
emergency communications services, or by the Utilities Department
to accommodate the Utilities communications system. Further, the
height of the tower shall be restricted to the minimum height
deemed necessary by the Police and Fire Departments to
accommodate the County's Emergency Communications antennas,
or by the Utilities Department to accommodate the Utilities
communications system.
5 99SN0202/WP/FEB24T
(NOTES:
ao
Approval of this request will restrict the
height of the tower to a maximum of 193
feet. However, if the needs of the County's
Emergency Communications or Utilities
communications systems can be
accommodated at a height less than 193 feet,
as determined by the Police and Fire
Departments or the Utilities Department,
respectively, the tower will be restricted to
the lesser height.
If the tower is needed to support the needs of
the County's Emergency Communication or
Utilities communications systems, it may
also be built to support the antennas of other
wireless service communications providers,
provided that these antennas are at an
elevation lower than those of the County's
Emergency Communications or Utilities
communications systems.)
GENERAL INFORMATION
Location:
East line of Chesdin Road, south of River Road and better known as 21101 Chesdin Road.
Tax ID 769-607-Part of 7067 (Sheet 52).
Existing Zoning:
A with Special Exception to permit a water pumping station
Size:
1.3 acres
Existing Land Use:
Public/semi-public (Chesterfield County water pumping station)
6
99SN0202/WP/FEB24T
Adjacent Zoning & Land Use:
North - A; Vacant
South - A with Conditional Use; Public/semi-public (Appomattox River Water Authority
water treatment facilities)
East - A; Vacant
West - A with Conditional Use; Public/semi-public (Appomattox River Water Authority
water treatment facilities) or vacant
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.
Drainage and Erosion:
ENVIRONMENTAL
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 Cormmunications 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 communication 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 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 6)
7 99SN0202/WP/FEB24T
CASE HISTORY
Planning Commission Meeting (1/19/99):
The applicant accepted the recommendation. There was opposition present. Concerns
were expressed relative to the proximity of the site to an adjacent residence and
suggestions were made to move the proposed tower to an alternative site to the south.
The applicant's representative indicated that the tower would not be built unless necessary
to provide emergency communications for the Lake Chesdin/Appomattox River area.
Mr. Marsh indicated that he had received positive responses from the neighborhood; that
the site was located a good distance from River Road; and that in his opinion, the tower
would not adversely affect the area, given the distance from adjacent residences.
It was generally agreed that an additional condition should be imposed to only allow the
tower if necessary for emergency communications.
On motion of Mr. Marsh, seconded by Mr. Ctmningham, the Commission recommended
approval of this request subject to the conditions on pages 3 through 6.
AYES: Unanimous.
Further, the Commission found the proposal to be in substantial accord with the
Comprehensive Plan.
Applicant (2/2/99):
The applicant requested that Condition 13 be modified, as discussed herein.
The Board of Supervisors, on Wednesday, February 24, 1999, beginning at 7:00 p.m., will take
under consideration this request.
10
99SN0202/WP/FEB24T
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 Southern and Westem 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 a County water pumping station and lies in proximity
to Appomattox River Water Authority water treatment facilities. Area properties to the
north and east are zoned agriculturally and are currently vacant or occupied by residences
on acreage parcels. It is anticipated that existing public facilities in the area will remain
for the foreseeable future, and that vacant properties north and east 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 east line of
Chesdin Road and is occupied by a County water pumping station. Access to the tower
site would be provided via an existing driveway to Chesdin Road serving other County
facilities already developed on the property.
Consistem with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. Landscaping should be provided between this
fence and the north and east property boundaries to mininuz' e the views of the base of the
tower from adjacem properties. (Condition 2)
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 9)
99SN0202/WP/FEB24T
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 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. The adopted Guidelines for Review of Substantial Accord Determinations
and/or Zoning Approval for Communications Tower Locations which suggests communications
towers should generally be located remotely from existing or anticipated area residential
development and remotely from high visibility areas, such as along River Road and Lake Chesdin.
However, the proposed tower site is located on property occupied by an existing County water
pumping station and in proximity to the Appomattox River Water Authority water treatment plant
on Lake Chesdin. These facilities are anticipated to remain in operation for the foreseeable future.
In addition, the site is relatively remote from existing area residential development, River Road
and Lake Chesdin.
While adjacent property to the north and east could potentially be zoned and developed for
residential uses, as noted herein, the proposed tower site is located on property occupied by a
County water pumping station. The Utilities Department currently has a 160 foot accessory
antenna on-site which is used to remotely monitor and control the operations of the water pumping
station. The Utilities Department has indicated a desire to relocate its telemetering equipment to
the proposed communications tower. By incorporating this telemetering equipment into the
structure of the proposed communications tower, the need for an additional freestanding antenna
or tower in the area would be eliminated.
There also 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.
Further, 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, approval of this request would be appropriate.
9 99SN0202/WP/FEB24T
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