98SN0219.PDFP~QUEST ANALYSIS
AND
RECOMMENDATION
~v~,~ ~, l~o CPC
May 27, 1998 BS
98SN0219
Nextel Communications/Ron MacAulay
Bermuda Magisterial District
Off the west line of Jefferson Davis Highway
REQUEST: Conditional Use Planned Development to permit a 165 foot communications tower
in an Agricultural (A) District.
PROPOSED LAND USE:
A 165 foot communications tower and accessory improvements are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A.
The proposed tower conforms to the Jefferson Davis Highway Corridor Plan which
suggests the request property is appropriate for commercial industrial corridOr use.
The conditions recommended herein will minimize the possibility of any adverse
impact on existing or future area development, the Chesterfield County Public
Safety Tmnked 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)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
o
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 f'mal site plan review.
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 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 oxvner/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 Count3'
Communicati~)ns 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.
If lighted, lighting during daylight hours shall be limited to
medium intensity strobe lights with upward reflection and
lighting during night t~e hours shall be limited to soft
blinking lights. (P)
2
98SN0219/WP/MAY27HA
(STAFF/CPC) 6.
All driveways and parking areas shall be graveled or paved and
maintained to minimize dust problems and provide ease of ingress
and egress. (P)
(STAFF/CPC) 7.
Any building or mechanical equipment shall comply with Section
19-603 of the Development Standards Manual relative to
architectural treatment of building exteriors and screening of
mechanical equipment in Post Development Areas. (P)
(STAFF/CPC) 8.
(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 ekceeding 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 west line of Jefferson Davis Highway, north of Happy Hill Road. GPIN 799-632-
Part of 2779 (Sheet 49).
Existing Zoning:
A
Size:
0.1 acre
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North, South, East and West - A; Vacant
3 98SN0219/WP/MAY27HA
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 into Timsberry Creek. 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.
Water Ouality:
Timsberry Creek is a perennial stream and as such is subject to a Resource Protection Area
(RPA). A 100 foot conservation area is required adjacent to this stream to preserve water
quality in accordance with Chesapeake Bay Act requirements.
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 tower equipment does not 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)
It should be noted that the Development Standards Manual requires review of structures
eighty (80) feet or higher by the County's Public Safety Review Team for potential
detrimental impacts of the structure on the County's Radio Communications System
microwave paths.
County_ Airport:
98SN0219/WP/MAY27HA
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.
Comprehensive Plan:
The request property lies within the boundaries of the Jefferson Davis Highway Corridor
Plan which suggests the request property is appropriate for commercial industrial corridor
use.
Area Development Trends:
The request property is part of a large, acreage parcel zoned agriculturally and occupied
by a Virginia Power high tension electrical transmission easement, a Commonwealth
Natural Gas transmission easement, or remains vacant. Area properties to the north and
east, in the vicinity of Jefferson Davis Highway, are zoned commercially and are also
vacant. It is anticipated that the request site and surrounding property will be zoned and
developed for commercial and industrial land uses, in accordance with the
recommendations of the Plan.
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 a planned driveway to
Jefferson Davis Highway
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 and the driveway should be paved or graveled to
minimize potential dust problems. (Conditions 1 and 6)
5 98SN0219/WP/MAY27HA
Architectural Treatment:
The tower site lies within a Post Development Area. Any building associated with the
tower use should conform to Post Development requirements relative to architectural
treatment (Condition 7). Within 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. However, it should be
noted that these requirements would not require screemng of the tower or tower-mounted
equipment.
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-proposed tower conforms to the Jefferson Davis Highway Corridor Plan which suggests that
the request property is appropriate for commercial industrial corridor use. In addition, the
conditions recommended herein will minimize the possibility of any adverse impact on existing
or furore area development, the Chesterfield County Public Safety Trunked System or the County
irport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/19/98):
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 pages 2 and 3.
AYES: Unanimous.
Further, the Commission found the tower to be in Substantial Accord with the
Comprehensive Plan
6
98SN0219/WP/MAY27HA
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request.
7 98SN0219/WP/MAY27HA
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P.D.
49
98SN0219
5/27/98 98-373
In Bermuda Magisterial District, NEXTEL COMMUNICATIONS/RON
MACAULAY requested Conditional Use Planned Development and
amendment of zoning district map to permit a 165 foot
communications tower in an Agricultural (A) District. The
density of such amendment will be controlled by zoning
conditions or Ordinance standards. The Comprehensive Plan
suggests the property is appropriate for
commercial/industrial corridor use. This request lies on 0.1
acre lying approximately 565 feet off the west line of
Jefferson Davis Highway, measured from a point approximately
1,700 feet north of Happy Hill Road. GPIN 799-632-Part of
2779 (Sheet 49).
Mr. Jacobson presented a summary of Case 98SN0219 and stated
that the Planning Commission and staff recommend approval,
subject to the conditions. He noted the request conforms to
the Jefferson Davis Highway Corridor Plan.
Mr. Howard Martin, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Barber, the Board
approved Case 98SN0219, subject to the following conditions:
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, 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 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
notification by the Chesterfield County Communications
and Electronics staff. (GS)
5. The treatment, color and lighting system for the tower
5/27/98 98-374
shall be as follows:
a. The tower shall be grey or another neutral
color, acceptable to the Planning Department.
Ayes:
Nays:
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)
Ail 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
Section 19-603 of the Development Standards Manual
relative to architectural treatment of building
exteriors and screening of mechanical equipment in Post
Development Areas. (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)
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-375