99SN0207February 24, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0207
Triton PCS, Inc.
(Larry Horton)
Midlothian Magisterial District
23 and 25 Sesame Street
Conditional Use Planned Development to permit a communications tower plus
height exception in Agricultural (A) and Residemial (R-7) Districts.
PROPOSED LAND USE:
A 225 foot communications tower and associated improvements are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed tower site lies within the boundaries of the
Huguenot/Robious/Midlothian Area Plan which suggests the property and
surrounding area are appropriate for regional mixed use.
Bo
The tower site conforms to the locational criteria of the adopted Public Facilities
Plan and the Guidelines for Review of Substantial Accord Determinations and/or
Zoning Approval for Communications Tower Locatiolls which suggest
communications towers should be located in the vicinity of other existing towers
and away from existing and anticipated residential development. Specifically, the
proposed tower site is located on property currently occupied by three (3) tower
structures.
Co
Given the height of existing towers on the site, the requested height exception
should not adversely impact the area.
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 Tmnked 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.
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)
2. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC)
Prior to site plan or building permit approval, whichever occurs
first, the owner/developer shall submit 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 Department.
(P)
(STAFF/CPC)
The tower and equipment shall be designed and installed so as not
to interfere with the Chesterfield County Public Safety Trunked
System. Prior to site plan or building permit approval, whichever
occurs first, the owner/developer 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)
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99SN0207/WP/FEB24U
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
o
10.
The developer shall be responsible for correcting any frequency
problems which affect the Chesterfield County Public Safety
Trunked System caused by this use. 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.
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)
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 (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.)
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 seventy-five (75)
foot exception to the 150 foot height limitation for towers in
Agricultural (A) Districts shall be granted. (P)
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GENERAL INFORMATION
Southern terminus of Old Farm Road and better known as 23 and 25 Sesame Street.
ID 743-711-5761 and 7937 (Sheet 8).
A, R-7 and A with Conditional Use Planned Development
Size:
15.5 acres
l~xisting Land Use:
Commercial (communications towers and facilities)
Adjacent Zoning & Land Uses:
North
South
East
West
Tax
- A and R-7; Single family residemial or vacant
- C-3 and 0-2 with Conditional Use Planned Development; Commercial or vacant
- A and R-7; Public/semi-public (Huguenot Park) and vacant
- A and R-7; Single family residential or vacant
UTILITIES
The proposed tower and associated facilities do not require use of the public water and wastewater
systems.
Drainage and Erosion:
ENVIRONMENTAL
No existing or 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 construction of the tower and associated
improvements.
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99SN0207/WP/FEB24U
PUBLIC FACILITIES
Fire Service and Transportation:
This use 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. This determination must be
made prior to erection of the proposed communications tower.
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 4). Once the
tower is in operation, if interference occurs, the owner/developer 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, if this request is approved,
any necessary FAA approvals for this facility should be obtained prior to the release of a building
permit. (Condition 3)
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Hu~enot/Robious/Midlothian Area
Plan which suggests the property and surrounding area are appropriate for regional mixed
use.
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.
Area Development Trends:
The tower site is located in the vicinity of Robious and Old Farm Roads which is currently
characterized by a mix of agricultural, public (Huguenot Park), single family residential
and commercial uses or vacant land. Three (3) communications towers are currently
5 99SN0207/WP/FEB24U
located on the property. The heights of the existing towers are 899, 575 and 285 feet
while the height of the proposed tower is 225 feet. These adjacent towers provide local
television and communication service and obtained zoning approval in 1963, 1977 and
1995, respectively. As indicated by the adopted Plan, staff anticipates the surrounding
area to continue to grow and be developed for regional type uses.
The proposed site consists of a fenced enclosure with freestanding tower and a small
equipment building. The tower will provide additional wireless telephone services to the
area. The applicant has indicated that there will be additional space available on the tower
to accommodate other users. Vehicular access to the tower site will be provided via an
existing access drive from Sesame Street.
Given the height of the tower, the Federal Aviation Administration (FAA) may require
lighting and/or markings so as to minimize possible air traffic hazards. Lighting should
be designed so as not to adversely affect existing and future area development. (Condition
6)
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 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 9)
CONCLUSIONS
The proposed tower site lies within the boundaries of the Huguenot/Robious/Midlothian Area Plan
which suggests the property and surrounding area are appropriate for regional mixed use. The
tower site conforms to the locational criteria of the adopted Public Facilities Plan and the
Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for
Communications Tower laygatio~ which suggest communications towers should be located in the
vicinity of other existing towers and away from existing and anticipated residential development.
While the proposed tower site is located close to area residences, it is on property currently
occupied by three (3) other tower structures.
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99 SN O207 /WP /FEB2 4 U
Given the height of existing towers on the site, the requested height exception should not
adversely impact the area. 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, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/16/99):
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 and 3.
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 membership thereof".
The Board of Supervisors, on Wednesday, February 24, 1999, beginning at 7:00 p.m., will take
under consideration this request.
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