99SN0200April 14, 1999 BS
~QUEST ANALYSIS
AND
RECOMMENDATION
99SN0200
Trion PCS Inc.
Clover Hill Magisterial District
North line of Hull Street 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 tank.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4.
(NOTE:
Subsequent to the Planning Commission's action on this case, the applicant.
reviewed in more detail Condition 9. 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 supports this
amendment.)
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
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 that communications towers
should be located remotely from residential areas and from high visibility areas,
such as along Hull Street Road, 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
fn:st, 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 first, the owner/developer of non-
County communications equipment shall submit information as
deemed necessary by the Chesterfield County Communications and
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99SN0200/WP/APR14M
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
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:
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.
b. The tower shall not be lighted. (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 (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, 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.)
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
3 99SN0200/WP/APR14M
equipment shall dismantle and remove the antennas and all
associated equipment from the property. (P)
(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)
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. Ali
cabling shall be housed in conduit or otherwise shielded from view.
(P & CPC)
(STAFF/CPC)
10.
In conjunction with the approval of this request, a 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
Location:
North line of Hull Street Road, west of Deer Run Drive. Tax ID 727-673-1202 (Sheet
20).
99S N0200/WP/APR 14M
Existing Zoning:
R-7
Size:
1.7 acres
Existing Land U~¢:
Chesterfield County water tank and Clover Hill Fire Station
Adjacent Zoning & Land Uses:
North - R-7; Vacant
South - A, and I-1 with Conditional Use Planned Development; Single family residential
and commercial
East - I-l; Industrial
West - R-7; Public/semi-public (Clover Hill High School)
UTILITIES
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 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
5 99SNO200/WP/APR14M
on the County's Radio Communications System microwave paths. As noted herein, the proposed
communications tower 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 tank 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)
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)
Comprehensive Plan:
The request property lies within the boundaries of the Upper Swift Creek Plan which
suggests the property is appropriate for community 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 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, commercially and industrially, and have
been developed for a mix of office, commercial, industrial and public/semi-public uses
along the Hull Street Road Corridor and single family residences north and south of the
corridor. It is anticipated that these development patterns will continue in the future.
As noted herein, the request property is occupied by a County water tank. The proposed
communications equipment (antennas, mountings, cabling, conduit, etc.) would be
6
99SNO200/WP/ APR14M
incorporated into or attached to the water tank structure. Access for the tower site is
provided via a driveway to Hull Street Road.
The communications equipment mounted on the outside of the water tank structure should
be the same color as the existing water tank to minimize visual clutter. (Condition 5)
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 associated mechanical equipment
(Condition 7). However, imposition of Condition 7 would not require screening of the
tower or tower-mounted equipment or ground-mounted equipment cabinets.
In addition, 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 8)
Screening:
Antennas, cabling, conduit and other equipment associated with the tower use, if mounted
on vertical elements of the water tank and having the same col°r as the tank, should not
create a visual impact significantly greater than the visual impact of the water tank mass
(Conditions 5.a. and 9). Condition 9 will not require screening unless, after installation,
the commission determines that screening is necessary.
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. 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.
The proposed tower site also generally satisfies the locational criteria of the adopted ~
for Substantial Accord Determinations and/or Zoning Approval for Communications Tower
~ which suggests that communications towers should be located remotely from residential
7 99SN0200/WP/APR14M
areas and from high visibility areas, such as along Hull Street Road, 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, as
well as 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. Gulley, 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 membership thereof".
Applicant (2/24/99):
The applicant requested that Condition 9, as recommended by the Planning Commission
be modified to establish a time period within which the Commission must make a decision
on the necessity to screen the antennas. Staff supports this amendment.
The Board of Supervisors, on Wednesday, APril 14, 1999, beginning at 7:00 p.m., will take
under consideration this request.
8
99SNO200/WP / APR14M
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