99SN0214February 24, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0214
Larry Horton, Triton PCS,
and
John Brenlms
Bermuda Magisterial District
North line of Bermuda Hundred Road
REQUEST: Amendment to Conditional Use Planned Development (Case 96SN0203) to permit
a communications tower and height exception in a Light Industrial (I-1) District.
PROPOSED LAND USE:
A 199 foot communications tower and associated facilities is planned. Existing
conditions of zoning (Case 96SN0203) allow towers up to 150 feet in height,
subject to obtaining a Substantial Accord Determination that the tower site
conforms to the siting criteria of the Public Facilities Plan and Planning
Commission approval through site plan review of any tower in excess of seventy-
five (75) feet in height but no taller than 150 feet, subject to a determination that
the tower will not have an adverse visual impact on area agriculturally and
residentially zoned properties. Since the proposed tower is in excess of 150 feet,
a zoning amendment is necessary.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The tower site conforms to the siting criteria of the Public Facilities Plan which
suggests that communications towers should generally be located away from areas
of anticipated residential development and high visibility areas, such as along
major traffic corridors and be designed to minimize impacts on adjacent properties.
Specifically, the tower site lies within a portion of the Meadowville Plan which
suggests the request property and surrounding area are appropriate for light
industrial use. In addition, the tower site lies adjacent to an existing 150 foot
communications tower and an above-ground utility structure (sewage pumping
station) currently under construction which is positioned between the existing and
proposed tower sites and Old Bermuda Hundred Road. Further, the proposed
tower site is located approximately 600 feet from Route 1-295.
Bo
The existing conditions of zoning (Case 96SN0203) further minimize the
possibility of any adverse impact the proposed tower could have 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
(STAFF/CPC)
The plan entitled Triton PCS, Inc. Meadowville Raw Land RI-1-
152, received by the Planning Department on January 27, 1999,
shall be considered the Master Plan. (P)
(NOTE: This condition is in addition to the Conditions of zoning
approval for Case 96SN0203.)
(STAFF/CPC)
2. The communications tower shall be of a monopole design. (P)
(NOTE: This condition is in addition to Textual
Statement/Conditions for Case 96SN0203, Condition 5. E.)
(STAFF/CPC)
o
With the approval of this request, a forty-nine (49) foot exception
to the 150 foot height limitation for towers shall be granted. (P)
(NOTE: This condition modifies Textual Statement/Conditions for
Case 96SN0203, Condition 4, relative to the height of towers for
this request only and does not apply to other towers.)
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99SN0214/WP/FEB24V
GENERAL INFORMATION
Location:
North line of Old Bermuda Hundred Road and east line of Route 1-295. Tax ID 823-654-
Part of 1301 (Sheet 33).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
5.0 acres
Existing Land Use:
Communications tower and vacant
Adjacem Zoning & Land Use:
North
South
East
West
- 1-2 with Conditional Use Planned Development; Vacant
- 1-2 with Conditional Use Planned Development; Chesterfield County sewage
pumping station under construction, single family residential or vacant
- I-2 with Conditional Use Planned Development; Vacant
- I-1 and I-2 with Conditional Use Planned Development; Route 1-295, industrial
or vacant
UTILITIES
The proposed tower and associated equipment will not require the use of the public water and
wastewater systems.
ENVIRONMENTAL
Drainage and Erosion
No existing or anticipated on- or off-site drainage or erosion problems with the
development of the proposed tower. 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.
3 99SN0214/WP/FEB24V
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. 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. Conditions of zoning approval for Case 96SN0203 ensure
that the tower is designed and constructed so as not to interfere with the Chesterfield County
Public Safety Trunked System and further ensure that, once the tower is in operation, if
interference occurs, the owner/developer is required to correct any problems.
COUNTY AIRPORT
A preliminary review of this tower proposal has indicated that the facility will not interfere with
the operation of the County Airport. Conditions of zoning approval for Case 96SN0203 ensure
that, if FAA approval is required, a copy of such approval will be submitted to the Planning
Department prior to the release of a building permit.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Meadowville Plan which suggests
that the request property is appropriate for light industrial use.
Area Development Trends:
The request property is part of property zoned industrially in 1996 for the planned
Meadowville Technology Park (Case 96SN0203), a mixed use development planned for
office and industrial uses. Properties south of the Meadowville Technology Park, between
Old Bermuda Hundred and East Hundred Roads, are zoned agriculturally and occupied by
scattered single family residences on acreage parcels or remain vacant. The Meadowville
Plan suggests that these agriculturally zoned properties are appropriate for a mix of office,
commercial and industrial uses. It is anticipated that office, commercial and industrial
4
99SN0214/WP/FEB24V
development will occur in the area surrounding the tower site, generally in the northeast
quadrant of East Hundred Road and Route 1-295.
Zoning History.:
On February 28, 1996, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved rezoning from Agricultural (A), Residential (R-7) and
Light Industrial (I-1) to General Industrial (I-2) with Conditional Use Planned
Development to permit use and bulk exceptions on the request property and surrounding
area (Case 96SN0203). With the approval of Case 96SN0203, communications towers up
to seventy-five (75) feet in height were permitted, provided however that the Planning
Commission could through site plan review permit towers up to 150 feet in height if a
determination is made that the increased height will not have an adverse visual impact on
residential and agricultural properties located east of North Enon Church Road and west
of Route 1-295. Further, with the approval of Case 96SN0203, communications towers
are subject to the following restrictions:
The base shall be enclosed by a minimum six (6) foot high fence designed to
discourage trespassing. A detailed plan depicting this requirement shall be
submitted to the Planning Department for approval in conjunction with f'mal site
plan review.
Bo
In conjunction with site plan submission, the owner/developer shall submit
documentation as to whether FAA approval is required for the erection of a tower
or water tank. If FAA approval is required, prior to release of a building permit
for any such structure, a copy of approval by the FAA shall be submitted to the
Planning Department.
Co
Any such structure shall be designed and installed so as not to interfere with the
Chesterfield County Public Safety Trunked System. The developer shall perform
an engineering study to determine the possibility of radio frequency interference
with the County system. Prior to release of a building permit, the study shall be
submitted to, and approved by, the Chesterfield County Communications and
Electronics staff.
The owner of the structure 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.
5 99SN0214/WP/FEB24V
E. The color and lighting system shall be as follows:
Any such structure shall be gray or another neutral color acceptable to the
Planning Department.
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.
At such time that the structure ceases to be used for a period exceeding twelve (12)
consecutive months, the owner shall dismantle and remove the tower and all
associated equipment from the property.
These restrictions are similar to those which apply to other approved towers throughout
the County.
Site Design:
The proposed tower site consists of a fenced enclosure with a tower and accessory
equipment. Vehicular access to the tower site will be provided via an existing driveway
to Old Bermuda Hundred Road.
The Federal Aviation Administration may require lighting and/or markings so as to
minimize possible air traffic hazards. Conditions of zoning approval for Case 96SN0203
require that lighting be designed so as not to adversely affect existing and future area
development.
Consistent with past actions on similar facilities, conditions of zoning approval for Case
96SN0203 require that the base of the tower be secured with a fence to discourage
trespassing.
Architectural Treatmerlt:
The tower site lies within an Emerging Growth Area. Within Emerging Growth Areas,
no building exterior which would be visible to any public right of way may consist of
architectural materials inferior in quality, appearance or detail to any other exterior of the
same building. There is, however, nothing to preclude the use of different materials on
different building exteriors, but rather, the use of inferior materials on sides which face
adjoining property. No portion of a building constructed of unadorned concrete block or
corrugated and/or sheet metal may be visible from any public right of way. No building
exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal.
6
99SN0214/WP/FEB24V
Consistent with past actions on similar facilities, conditions of zoning approval for Case
96SN0203 require that the tower 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.
CONCLUSIONS
The tower site conforms to the siting criteria of the Public Facilities Plan which suggests that
communications towers should generally be located away from areas of anticipated residential
development and high visibility areas, such as along major traffic corridors and be designed to
minimize impacts on adjacent properties. Specifically, the tower site lies within a portion of the
Meadowville Plan which suggests the request property and surrounding area are appropriate for
light industrial use and lies adjacent to an existing 150 foot communications tower and an above
ground utility structure (sewage pumping station) currently under construction and positioned
between the existing and proposed tower sites 'and Old Bermuda Hundred Road. The proposed
tower site is also located approximately 600 feet from Route 1-295. The existing conditions of
zoning approval (Case 96SN0203), together with the recommended conditions, 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. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the conditions on page 2.
AYES: Unanimous.
Further, for the reasons stated herein, the Commission found this request substantially in
accord with the Comprehensive Plan. The Code of Virgirda, 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.
7 99SN0214/WP/FEB24V
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