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99SN0205April 14, 1999 BS REQUEST ANALYSIS AND RECOMMENDATION 99SN0205 Chesterfield Police Department and Chesterfield Fire Department Matoaca Magisterial District East line of Dry Bridge Road REQUEST: Conditional Use Planned Development to permit a communications tower and height exception in an Agricultural (A) District. PROPOSED LAND USE: A 413 foot communications tower with accessory equipment is planned. The proposed tower would be part of Chesterfield County's enhanced emergency communications trunked system and would be designed to provide improved 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. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons' The request property lies within the boundaries of the Upper Swift Creek Plan which suggests the request property and surrounding area are appropriate for regional mixed use, and further is located in an undeveloped portion of the County and in proximity to several communications towers, a Virginia Power substation, and several Virginia Power electrical transmission lines. The tower site conforms to the siting criteria of the Public Facilities Plan and Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests that communications towers should generally be located away from areas of anticipated residential development and grouped with other energy and communications facilities in remote or industrial locations. There exists a need for a new tower in this area to serve the County's enhanced Emergency Communications System. 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.) (STAFF/CPC) 1. (STAFF/CPC) 2. (STAFF/CPC) 3. (STAFF/CPC) 4. 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) 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, prior to release of a building permit, a copy of FAA approval shall be submitted to the Planning Department. (P) Communications equipment shall be designed and installed so as not to interfere with the Chesterfield County Public Safety Trunked System. 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 non-County 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 99SN0205/WP/APR140 (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) o which affect the Chesterfield County Public Safety Trunked System caused by such equipment. 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 in 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 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) In conjunction with the approval of this request, a 263 foot exception to the 150 height limitation for communications towers in Agricultural (A) Districts shall be granted. (P) , 3 99SNO205/WP/APR140 GENERAL INFORMATION East line of Dry Bridge Road, south of Midlothian Turnpike. 4365 (Sheets 5 and 6). A Size: 3.0 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North South East West Tax ID 713-708-Part of - A; Vacant - A, and A with Conditional Use Planned Development; Communications tower or vacant - A, and A with Conditional Use Planned Development; Communications tower or vacant - A; Vacant UTILITIES The proposed tower and associated equipment will not require the use of the public water and wastewater systems. Drainage and Erosion: ENVIRONMENTAL The request property drains to the James River. 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. 4 99SN0205/WP/APR140 PUBLIC FACILITIES Fire Service: The proposed tower and associated equipment will have a minimal impact on fire service. Transportation: This request will have a minimal impact on the existing transportation network. The proposed Route 288 Corridor Plan includes recommendations on amendments to the Thoroughfare Plan. One recommended amendment to the Plan is the inclusion of an east/west major arterial ("East/West Road"), with a recommended right of way width of ninety (90) feet, located south of and parallel to Midlothian Turnpike (Route 60). In relationship to this request, the East/West Road is anticipated to extend through the adjacent property and along the northern boundary line of the subject property. East/West Road has been presented to the Board of Supervisors and included in previously approved zoning cases in this area. The road is intended to provide internal access between the individual developments in the area without necessitating travel on Route 60. Consideration should be given to including East/West Road as the access driveway to the tower site from Dry Bridge Road. Preliminary information has been submitted on the general location of East/West Road as it relates to the proposed tower site. At time of site plan review, specific recommendations will be provided regarding the location of East/West Road and the tower site. 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, this communications tower would become 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 equipment of non-County communications service providers 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 of such equipment should be required to correct any problems. (Condition 4) 5 99SN0205/WP/APR140 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 2) Comprehensive Plan: The request property lies within the boundaries of the Upper Swift Creek Plan which suggests the request property and surrounding area are appropriate for regional mixed use. The request property also lies within the boundaries of the R0~lte 288 Corridor Plan study area. The draft Route 288 Corridor Plan suggests the request property and surrounding area are appropriate for regional employment center uses. Area Development Trends: The request property is located in a portion of the County where industrial development is anticipated and in proximity to a number of existing towers and approved communications tower sites. Site Design: The tower site would consist of a fenced enclosure on an acreage parcel lying in proximity to several communications towers and Vkginia Power easements. Access to the property will be provided via a driveway to Dry Bridge Road. Consistent with past actions on similar facilities, the base of the tower should be secured with a fence to discourage trespassing. (Condition 1) Architectural Treatment: The request property lies within an Emerging Growth Area. Given the potential for future development in the 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 7). Specifically, imposition of Condition 7 would require that no building exterior which would be visible to any agricultural district or any public right of way 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 6 99SN0205/WP/APR140 of a building constructed of unadorned concrete block or corrugated and/or sheet metal could be visible from any adjoining residential or agricultural district or any public right of way. No building exterior could be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, would have to be screened from public view and designed to be perceived as an integral part of the building, and the views of junction boxes would have to be minimized from view of adjacent properties. However, it should be noted that imposition of Condition 7 would not require screening of the tower or tower-mounted equipment. The views of junction boxes would have to be minimized from adjacent properties and public rights of way. 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 8) CONCLUSIONS The request property lies within the boundaries of the Upper Swift Creek Plan which suggests the request property and surrounding area are appropriate for regional mixed use, and further is located in an undeveloped portion of the County and in proximity to several communications towers, a Virginia Power substation and several Virginia Power electrical transmission lines. The tower site conforms to the siting criteria of the Public Facilities Plan and Guidelines for Review of Substantial Accord Determinations and/or Zoning Approval for Communications Tower Locations which suggests that communications towers should generally be located away from areas of anticipated residential development and grouped with other energy and communications facilities in remote or industrial locations. Further, there exists a need for a new tower in this area to serve the County's enhanced Emergency Communications System, and the conditions recommended herein will minimize the possibility of any adverse impact on existing or furore 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. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request subject to the conditions on pages 2 and 3. 7 99SN0205/WP/APR140 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, April 14, 1999, beginning at 7:00 p.m., will take under consideration this request. 8 99SN0205/WP/APR140 // // // 99SN0205 C.U.P.D SH. 58~6 /! ! 99SN0205 0000 EAST/WEST ROAD OD ~':ISNo Z oS-J