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98SN0207.PDFREQUEST ANALYSIS AND RECOMMENDATION May 27, 1998 BS 98SN0207 Ron MacAulay/Nextel Communication Clover Hill Magisterial District Off the north line of Hull Street Road REQUEST: Conditional Use Planned Development to permit a 125 foot communications tower and exceptions to landscaping, architectural treatment, buffer and setbacks in Residential (R-7) and General Business (C-5) Districts. PROPOSED LAND USE: A 125 foot communications tower and accessory equipment, incorporated into an existing Virginia Power easement and high tension electrical transmission monopole structure, is planned on the C-5 portion of the request property. Access is planned via an existing driveway which serves a church parking lot (Southminster Presbyterian Church) on the R-7 portion of the request property. The Virginia Power easement and tower site are located on church property. Specifically, subject to obtaining Substantial Accord, communications towers of up to 150 feet in height are permitted in C-5 districts, subject to meeting the requirements of the Development Standards Manual for such structures. The applicant is requesting a ninety (90) foot exception to the 110 foot setback requirement for the proposed 125 foot tower, as well as exception to Development Standards Manual landscaping requirements within this setback. In addition, the Development Standards Manual requires a 100 foot buffer for uses within C-5 portion of the request property; adjacent to residentially zoned property to the east, and further requires the tower structure to have an architectural style compatible with surrounding neighborhoods. As noted herein, the applicant is requesting exception to these requirements in order to mount cOmmunications antennas on an existing Virginia Power monopole structure and locate grOUnd'mounted equipment adjacent to the structure, within the Virginia Power easement. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: The Public Facilities Plan suggests that communications tower locations should generally be located to minimize the impact on existing or planned areas of development, and that energy and communications facilities should co-locate whenever feasible. The tower would be incorporated into the structure of an existing, permitted Virginia Power electrical transmission structure. The addition of the communications facilities into the existing transmission structure does not generate a visual impact on area residences that is significantly greater than the visual impact of the existing Virginia Power electrical transmission structure and conforms to the co-location criteria of the plan. Bo Incorporating the communications facilities into the structure of an existing Virginia Power electrical transmission structure and easement will eliminate the need for an additional fi-eestanding communications tower in the area, thereby minimizing tower proliferation. 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. (STAFF/CPC) 2. There shall be no signs permitted to identify this use. (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 shall be submitted to the Planning Department, prior to release of a building permit. 0~) (STAFF/CPC) 3. The tower and 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 shall submit information as deemed necessary by the Chesterfield County 2 98SN0207/WP/MAY27X 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 tower location and height, and 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) (STAFF/CPC) The owner/developer shall be responsible for correcting any frequency problems which affect the Chesterfield County Public Safety Tmnked System caused by this use. Such corrections shall be made immediately upon notification by the Chesterfield County Communications and Electronics staff. (GS) (STAFF/CPC) The treatment, color and lighting system for the tower shall be as follows: ao The tower shall be grey or another neutral color, acceptable to the Planning Department. b. The tower shall not be lighted. (P) (STAFF/CPC) 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. 0~) (STAFF/CPC) o In conjunction with the approval of this request, a ninety (90) foot exception to the 110 foot setback for communications towers in General Business (C-5) Districts, adjacent to Residential 0~-7) Districts, shall be granted. 0~) (NOTE: With the approval of this request, the communications tower and accessory structures are exempted from setback landscaping, buffering and architectural treatment requirements.) GENERAL INFORMATION Location: Off the north line of Hull Street Road, west of McKesson Drive. GPIN 764-696-Part of 0128 and 0172 (Sheet 15). 3 98SN0207/WP/MAY27X Existing Zoning: R-7 and C-5 0.70 acre Existing Land Use: Public/Semi-Public (Southmmster Presbyterian Church) and a Virginia Power high tension electrical transmission easement. Adjacent Zoning & Land Use: North - C-5; Church, Virginia Power high tension electrical transmission easement and vacant South- C-3; Church and Virginia Power high tension electrical transmission easement East R-'7 and 0-2; Two-family residential and Virginia Power high tension electrical transmission easement West- R-7 and C-5;Church and Virginia Power high tension electrical transmission easement UTILITIES The tower and associated equipment will not be a manned facility; therefore, the use of the public water and wastewater systems is not: required. ENV'~RONMENTAL Drainage and Erosion: The request property drains west and ultimately to Pocoshock Creek via tributaries. 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. 4 98SN0207/WP/MAY27X PUBLIC FACILITIES Fire Service: The proposed tower and associated facilities will have a minimal impact on fire/rescue services. _ County. Communications. 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 tower is designed and constructed so as not to interfere with the Chesterfield County Public Safety Tmnked 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 FAA approval is required, a copy of such approval should be submitted to the Planning Department prior to the release of a building permit. (Condition 2) Transportation: The proposed tower and associated equipment will have a minimal impact on the existing transportation network. LAND USE Comprehensive Plan: The request property lies within the boundaries of the Route 360 Corridor Plan which suggests the property is appropriate for mixed use corridor use. Mixed use corridor includes residential developments of various densities, corporate office uses, churches, public facilities and other uses with similar impacts. Area Development Trends: The request property and surrounding area are zoned commercially and residentially and have been developed as a church and a YMCA, fronting on Hull Street Road, and for 5 98SN0207/WP/MAY27X single family and two-family residences in subdivisions, north of the corridor. The request property includes part of a Virginia Power high tension electric transmission easement. Existing area commercial and residential development patterns are anticipated to continue along this portion of Hull Street Road. The proposed tower would be incorporated into an existing Virginia Power high tension electrical monopole structure. Accessory equipment would be mounted on the ground within the easement. Access is planned via an existing church parking lot driveway to Hull Street Road. Architectural Treatment: The request property lies within an Emerging Growth Area and also within the Hull Street Road Rural Transition Area. Within Emerging Growth Areas, no building exterior which would be visible to any residential district or 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 adjoining residential district or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet met~. Mechanical equipment, whether ground-level or rooftop, must be shielded and screened from public view and designed to be perceived as an integral part of the building. It should be noted, however, that mechanical equipment screening requirements would not require screening of the tower or tower-mounted equipment. Within the Route 360 Rural Transition Area, structures in commercial districts, to include communications towers, must have an architectural style compatible with surrounding neighborhoods. As noted herein, the applicants are requesting exception to this requirement. Given the height of the tower and its proximity to residential neighborhoods, the tower should not be lighted. (Condition 5b) 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 6) 6 98SN0207/WP/MAY27X CONCLUSIONS The Public Facilities Plan suggests that communications tower locations should generally be located to minimize the impact on existing or planned areas of development, and that energy and communications facilities should co-locate whenever feasible. The tower would be incorporated into the structure of an existing, permitted Virginia Power electrical transmission structure. The addition of the communications facilities into the existing transmission structure does not generate a visual impact on area residences that is significantly greater than the visual impact of the existing Virginia Power electrical transmission structure and conforms to the co-location criteria of the Plan. Also by incorporating the communications facilities into the structure of an existing Virginia Power electrical transmission structure and easement, the need for an additional freestanding communications tower in the area is eliminated, thereby minimizing tower proliferation. The recommended conditions will further minimize the possibility of any adverse impact on area development, the Chesterfield County Public Safety Tmnked System or the County Airport. Given these considerations, staff recommends approval of this request. CASE HISTORY Planning Commission Meeting (4/21/98): The applicam 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 and 3. AYES: Unanimous. Further, the Commission found the facility to be in Substantial Accord with the Comprehensive Plan. The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under consideration this request. 7 98SNO207/WP/MAY27X / /' // J ? P.O.B. I ,l /! /I $37' 23'37"E 9'x16' 9'x16'-- ~ EQUIPMENT PROPOSED ICE BRIDGE EXISTING VEPCO LATTICE TOWER- vEPCO MONOPOLE PROPOSED 20' ACCESS EASEMENT I EXISTING PARKING LOT ~e, SNOZ0 7-1 POCOSHOCK HILLS Y.M.C.A. ,.~?IVIANCHESTER 'MIDDLE SCHOOL 98SI U. PD. ~. 15 98SN0207 In Clover Hill Magisterial District, RON MACAULAY/NEXTEL COMMUNICATIONS requested Conditional Use Planned Development and amendment of zoning district map to permit a 125 foot communications tower and buffer, landscaping, architectural treatment and setback exceptions in Residential (R-7) and General Business (C-5) Districts. A communications tower incorporated into a Virginia Power structure is planned. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for mixed use corridor use. This request lies on 0.7 acre known as 7500 Hull Street Road. GPIN 764-696-Part of 0128 and 0172 (Sheet 15) . Mr. Jacobson presented a summary of Case 98SN0207 and stated that the Planning Commission and staff recommend approval, subject to conditions. Mr. Howard Martin, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. Mr. Warren commended the applicant for co-location with the Virginia Power Transmission Line and expressed appreciation to the Planning Commission and staff for supporting this request. Mr. Warren then made a motion, seconded by Mr. Barber, for the Board to approve Case 98SN0207, subject to the following conditions: There shall be no signs permitted to identify this use. (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 shall be submitted to the Planning Department, prior to release of a building permit. (P) The tower and 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 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 tower location and height, and 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 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 5/27/98 98-367 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 grey or another neutral color, acceptable to the Planning Department. The tower shall not be lighted. (P) 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 ninety (90) foot exception to the 110 foot setback for communications towers in General Business (C-5) Districts, adjacent to Residential (R-7) Districts, shall be granted. (P) (NOTE: With the approval of this request, the communications tower and accessory structures are exempted from setback landscaping, buffering and architectural treatment requirements.) Ayes: Nays: Humphrey, Warren, Barber, Daniel, and HcHale. None. 5/27/98 98-368