98SN0208.PDFMay 27,
1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0208
Sprint PCS
Midlothian Magisterial District
Off the north line of Midlothian Turnpike
REQUEST: Conditional Use Planned Development to permit a 160 foot communications tower
in a Community Business (C-3) District.
PROPOSED LAND USE:
A 160 foot communications tower and accessory equipment is planned. Specifically, a
communications tower having a maximum height of 150 feet is permitted in a C-3 District
subject to obtaining Substantial Accord and compliance with restrictions that require the
tower structure to be architecturally incorporated into, and compatible with, the design of
a building used for a permitted use. If the restriction cannot be met, the tower may be
permitted as a Conditional Use. The applicant is requesting Conditional Use Planned
Development to permit a communications tower that does not comply with the architectural
restriction and hr.her to obtain a ten (10) foot exception to the 150 foot height limitation.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed tower conforms to the Northern Area Land Use and Transportation
Plan which suggests that the request property is appropriate for general commercial
use.
Bo
The conditions recommended herein will minimize the possibility of any adverse
impact on existing or future 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.
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.
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
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) 4.
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)
2
98SN0208/MAY27Y
(STAFF/CPC) 5.
The treatment, color and lighting system for the tower shall be as
follows:
a. The tower shall be of a monopole design.
bo
The tower shall be grey 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. (P)
(STAFF/CPC) 6.
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)
GENERAL INFORMATION
Location:
Off the north line of Midlothian Turnpike, east of Granite Spring Road. GPIN 764-708-
Part of 6312 (Sheet 9).
Existing Zoning:
C-3
Size:
0.21 acre
Existing Land Use:
Commercial (Beaufont Mall Shopping Center)
Adjacent Zoning & Land Use:
North, South, East and West - C-3; Commercial or vacant
3 98SN0208/MAY27Y
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.
ENVIRONMENTAL
Drainage and Erosion:
The request property drains north, to lakes within the Boulders. 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.
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 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_ Ai~ort:
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.
98SN0208/MAY27Y
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Northern Area Land Use and,
Transportation Plan which suggests that the property is appropriate for general commercial
use.
The request property also lies within the boundaries of the proposed Eastern Midlothian
Plan. The proposed Plan suggests the property would be appropriate for regional mixed
use.
Area Development Trends:
The request property and surrounding area are zoned commercially and has been developed
as part of Beaufont Mall Shopping Center. The request property also lies in proximity to
a Virginia Power high tension electric transmission line and substation. Commercial
development patterns are anticipated to continue along this portion of Midlothian Turnpike.
Site Design:
The request property has been developed as part of Beaufont Mall Shopping Center with
access to Midlothian Turnpike. The proposed tower site consists of a fenced enclosure
with a tower and accessory equipment. Vehicular access to the tower site will be provided
through existing driveways serving the shopping center.
The Federal Aviation Administration 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 5)
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 the Midlothian Turnpike Post Development Area. Within
the Post Development Areas, no building exterior which would be visible to public rights
of way can be constructed of unadorned concrete, block or corrugated and/or sheet metal.
Mechanical equipment, whether ground-level or rooftop, must be shielded and screened
from public rights of way.
Property north of the shopping center is zoned residentially and has been developed as
Boulder Springs Apartments. Given the proposed height of the tower and its proximity to
5 98SN0208/MAY27Y
Boulder Springs Apartments, a monopole design is planned (Condition 5). In addition,
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)
CONCLUSIONS
The proposed tower conforms to the Northern Area Land Use and Transportation Plan which
suggests that the request property is appropriate for general commercial use. In addition, the
conditions recommended herein will minimize the possibility of any adverse impact on existing
or future area development, the Chesterfield County Public Safety Trunked System or the County
Airport.
Given these considerations, staff recommends approval of this request.
CASE HISTORY
Planning Commission Meeting (4/21/98):
The applicant accepted the recommendation. One (1) person was present who suggested
that the County policy be modified to require better camouflaging of towers.
It was noted that the policy and Ordinance address, in strategic locations, incorporating
tower structures into the architectural features of buildings.
On motion of Mr. Cunningham, seconded by Mr. GUlley, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Messrs. Marsh, Cunningham, Gulley and Miller.
ABSENT: Mr. Shewmake.
Further, the Commission found the proposed tower 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.
98SN0208/MAY27Y
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98SN0208
C.U.P.D.
9
98SN0208
In Midlothian Magisterial District, SPRINT PCS requested
Conditional Use Planned Development and amendment of zoning
district map to permit a 160 foot communications tower in a
Community Business (C-3) District. The density of such
amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for general commercial use. This
request lies on 0.21 acre lying approximately 1,100 feet off
the north line of Midlothian Turnpike, measured from a point
approximately 600 feet east of Granite Spring Road. GPIN
764-708-Part of 6312 (Sheet 9).
Mr. Jacobson presented a summary of Case 98SN0208 and stated
that the Planning Commission and staff recommend approval,
subject to conditions. He noted that the request conforms to
the Northern Area Land Use and Transportation Plan.
Mr. Chuck Rothenburg, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. Barber, seconded by Mrs. Humphrey, the Board
approved Case 98SN0208, subject to the following conditions:
1. The base of the tower shall be enclosed by a minimum
5/27/98 98-368
Ayes:
Nays:
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, 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. (CS)
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
notification by the Chesterfield County Communications
and Electronics staff. (CS)
The treatment, color and lighting system for the tower
shall be as follows:
The tower shall be of a monopole design.
The tower shall be grey 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. (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)
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-369