98SN0175.pdfMarch 11, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0175
Chesterfield County Public Safety
Dale Magisterial District
North line of Lucy Corr Drive
REQUEST: Conditional Use Planned Development to permit a 183 foot communications tower
in an Agricultural (A) District.
PROPOSED LAND USE:
A 183 foot communications tower with accessory equipment, to replace an existing
140 foot communications tower, is planned. Specifically, the existing tower
supports County wireless communications equipment and antennas exclusively.
The new tower will be designed to accommodate the antennas and equipment of
commercial wireless communications providers, in addition to County antennas and
equipmem.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
With the imposition of the recommended conditions, the tower site conforms to the
siting criteria of the Public Facilities Plan which suggests that communication
towers should generally be located away from areas of anticipated residential
development and be designed for shared use. Specifically, the proposed tower site
lies within the boundaries of the Chesterfield Government Center Plan which
suggests the request property and surrounding area are appropriate for private
development in proximity to existing County Administration facilities. In addition,
there exists a tower on the request property which the proposed tower will replace.
The existing tower would be replaced with a new tower designed to be shared by
the County and by commercial wireless communications service providers. Given
intended shared use, the need for additional communications towers in the area can
be minimized for the immediate future.
The request property consists of an existing tower enclosure surrounded by mature
trees and includes enough acreage to permit a buffer of mature trees around the
tower site. Subject to the recommended buffer condition, the tower conforms to
the siting criteria of the Public Facilities Plan and Guidelines for Planning
Commission and Board of Supervisors' Review of Substantial Accord
Determinations and/or Zoning Approval for Communications Tower Locations.
Specifically, the guidelines suggest that communications tower sites should be
designed to minimize the visual impacts of the tower on area residential
development.
Co
The recommended conditions 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.)
CONDITIONS
(STAFF/CPC)
1. There shall be no signs permitted to identify the tower use.
(STAFF/CPC) 2.
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.
(STAFF/CPC) 3.
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 the release of a building permit. (P)
(STAFF/CPC) 4.
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 information, as deemed
98SN0175/WP/MAR11K
necessary by the Chesterfield County Communications and
Electronics staff, shall be submitted 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)
Communications service providers shall be responsible for correcting
any frequency problems which affect the Chesterfield County Public
Safety Tmnked System caused by their use of the tower. 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:
The tower shall be gray 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)
o
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)
o
Any building or mechanical equipment shall comply with Section 19-
595 of the Development Standards Manual 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.)
(STAFF/CPC)
At such time that the tower ceases to be used for communications
purposes for a period exceeding twelve (12) consecutive months, the
3 98SN0175/WP/MAR11K
owner/developer shall dismantle and remove the tower and all
associated equipment from the property. (P)
(STAFF/CPC)
10.
A buffer shall be maintained around the perimeter of the tower site,
as generally depicted on the plan entitled GTE Mobilenet Virginia
Cellular Limited Partnership, prepared by Bengtson, DeBell &
Elkin, LTD., dated December 8, 1997. Except for access and
utilities, which may be extended generally perpendicular through
this buffer, existing mature vegetation within this buffer shall be
preserved and maintained. Existing vegetation shall be
supplemented where necessary to minimize the views of the tower
and associated equipment from adjacent properties, public rights of
way and Lucy Corr Drive. Additional plantings shall consist of
trees of species having an average minimum mature crown spread
of greater than thirty (30) feet and a minimum caliper of 3.5 inches
at the time of planting, to achieve a density of at least one (1) tree
for each twenty (20) lineal feet of buffer. In addition, cleared areas
of 300 square feet or greater shall be planted with trees, as
described herein, to achieve minimum density of one (1) tree for
each 300 square feet of cleared area. At the time of site plan
review, a landscaping plan depicting this requirement shall be
submitted to the Planning Department for approval. 0~)
(NOTE: This condition generally requires a 100 foot width buffer
from the edge of the tower enclosure to the north, northwest and
northeast and an approximate twenty-five (25) foot buffer generally
parallel to Lucy Corr Drive.
GENERAL INFORMATION
Location:
North line of Lucy Corr Drive, east of Lori Road. GPIN 771-663-Part of 0736 (Sheet 31).
Existing Zoning:
A
Size:
1.3 acres
4
98SN0175/WP/MAR11K
Existing Land Use:
Public/semi-public (Chesterfield County communications tower) or vacant
Adjacent Zoning & Land Use:
North - A; Vacant
South - A; Public/semi-public (County Jail)
East - A; Vacant
West - A; Vacant
UTILITIES
The proposed tower and associated equipment will not necessitate a manned facility; therefore, the
public water and wastewater systems are not required.
ENVIRONMENTAL
Drainage and Erosion:
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.
PUBLIC FACILITIES
Fire Service:
The proposed tower and associated equipment will have a minimal impact on these facilities.
County. Communications:
The replacement tower will be designed to support existing and planned County
communications equipment. The tower will, therefore, allow improvements to the County
communications systems.
A preliminary review of this proposal indicates that private use of 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 4). Once
the tower is in operation, if interference occurs, such interference should be corrected.
(Condition 5)
5 98SN0175/WP/MAR11K
County_ Airport:
A preliminary review of this proposal indicates 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 3)
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 Chesterfield County Government
Center Plan which suggests the request property is appropriate for private development.
Area Development Trends:
The request property is located in an area characterized by townhouse residences in Branch's
Trace, the Chesterfield County Government Center and publicly owned vacant land. It is
anticipated that area vacant properties will eventually be zoned and developed for
public/semi-public uses or private uses in association with the Government Center.
Site Design:
The tower site consists of an acreage parcel with access to Lucy Corr Drive. As noted herein,
a County owned communication tower currently occupies the property. Replacement of this
existing tower with a tower designed to accommodate the communications needs of the
County, plus the needs of other wireless communications service providers, is planned.
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 furore area development. (Condition 6. c.)
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 2)
6
98SN0175/WP/MAR11K
Tower Design:
The proposed communications tower is planned to be of a lattice design, not a monopole
design. Typically, staff recommends a tower design that requires the use of a columnar
(monopole) design as opposed to a lattice tower consisting of three (3) legs and cross-
bracing. However, in this case, the applicant has indicated that due to the amount and
types of equipment that will be mounted on this tower, to include microwave dishes to
serve the County's communication system, a stronger, more rigid lattice tower, similar to
the existing tower which will be replaced, is required. Specifically, the lattice tower
design would allow a tower that has less tendency to flex under wind loading, thereby
providing a more stable platform which microwave path communications technology
requires. In addition, the lattice tower would allow more equipment on the tower than
would be possible with a typical monopole design, thereby increasing the potential for
shared use and minimizing the need for additional towers in the area in the near future.
Given the needs of the County's communication system and that the existing tower is
already of a lattice design, staff supports the lattice tower design.
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 mechanical equipment (Condition 9). Specifically, imposition
of Condition 9 would require that no building exterior which would be visible to any
residential or agricultural district or any public fight 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
of a building constructed of unadorned concrete block or corrugated and/or sheet metal could
be visible from any adjoining 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 shielded and
screened from public view and designed to be perceived as an integral part of the building.
However, it should be noted that imposition of Condition 8 would not require screening 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 9)
7 98SN0175/WP/MAR11K
Buffers:
Given the proximity of residences in Branch's Trace, a buffer should be required between
the tower and area residences (Condition 10). The recommended buffer is consistent with
buffers imposed on similar towers near existing and anticipated residential development.
CONCLUSIONS
The tower site conforms to the siting criteria of the Public Facilities Plan which suggests that
communication towers should generally be located away from areas of anticipated residential
development and be designed for shared use. Specifically, the proposed tower site lies within the
boundaries of the Chesterfield Government Center Plan which suggests the request property and
surrounding area are appropriate for private development in proximity to existing County
Administration facilities.
This tower will replace an existing tower. The existing tower would be replaced with a new tower
designed to be shared by the County and by commercial wireless communications service
providers. Given intended shared use, the need for additional communications towers in the area
can be minimized for the immediate future. In addition, the request property consists of an
existing tower enclosure surrounded by mature trees and includes enough acreage to permit a
buffer of mature trees around the tower site. Subject to the recommended buffer condition, the
tower conforms to the siting criteria of the Public Facilities Plan and Guidelines for Planning
Commission and Board of Supervisors Review of Substantial Accord Determinations and/or
Zoning Approval for Communications Tower Locations. SPecifically, the guidelines suggest that
communications tower sites should be designed to minimize the visual impacts of the tower on area
residential development, to include the imposition of a buffer of mature trees between the tower
and area residences. The recommended conditions further minimaz' e 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.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/17/98):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Miller, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the conditions on page 2 through 4.
8
98SN0175/WP/MAR11K
AYES: Messrs. Shewmake Marsh, Cunningham and Miller.
ABSENT: Mr. Gulley.
Further, the Commission found the tower to be in Substantial Accord with the
Comprehensive Plan.
The Board of Supervisors, on Wednesday, March 11, 1998, beginning at 7:00 p.m., will take
under consideration this request.
9 98SN0175/WP/MAR11K
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98SN0175
In Dale Magisterial District, CHESTERFIELD COUNTY PUBLIC
SAFETY requested Conditional Use Planned Development and
amendment of zoning district map to permit a 183 foot
communications tower in an Agricultural (A) District.
Replacement of a 140 foot communications tower 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 private development
use. This request lies on 1.3 acres fronting approximately
160 feet on the north line of Lucy Corr Drive, approximately
350 feet east of Lori Road. GPIN 717-663-Part of 0736 (Sheet
3i) .
Mr. Jacobson presented a summary of Case 98SN0175 and stated
that staff and the Planning Commission recommend approval,
subject to conditions. He noted the tower site conforms to
the siting criteria of the Public Facilities Plan.
Mr. Ramsey, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
On motion of Mr. Daniel, seconded by Mrs. Humphrey, the
Board approved Case 98SN0175, subject to the following
conditions:
There shall be no signs permitted to identify the tower
use. (P)
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)
3/ii/98
98-163
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
the 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 information, as deemed necessary by the
Chesterfield County Communications and Electronics
staff, shall be submitted 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)
Communications service providers shall be responsible
for correcting any frequency problems which affect the
Chesterfield County Public Safety Trunked System caused
by their use of the tower. 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 gray 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)
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 19-595 of the Development Standards Manual
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
3/11/98
98-164
dismantle and remove the tower and all associated
equipment from the property. (P)
10. A buffer shall be maintained around the perimeter of the
tower site, as generally depicted on the plan entitled
GTE Mobilenet Virginia Cellular Limited Partnership,
prepared by Bengtson, DeBell & Elkin, LTD., dated
December 8, 1997. Except for access and utilities,
which may be extended generally perpendicular through
this buffer, existing mature vegetation within this
buffer shall be preserved and maintained. Existing
vegetation shall be supplemented where necessary to
minimize the views of the tower and associated equipment
from adjacent properties, public rights of way and Lucy
Corr Drive. Additional plantings shall consist of trees
of species having an average minimum mature crown spread
of greater than thirty (30) feet and a minimum caliper
of 3.5 inches at the time of planting, to achieve a
density of at least one (1) tree for each twenty (20)
lineal feet of buffer. In addition, cleared areas of
300 square feet or greater shall be planted with trees,
as described herein, to achieve minimum density of one
(1) tree for each 300 square feet of cleared area. At
the time of site plan review, a landscaping plan
depicting this requirement shall be submitted to the
Planning Department for approval. (P)
(NOTE: This condition generally requires a 100 foot
width buffer from the edge of the tower enclosure to the
north, northwest and northeast and an approximate
twenty-five (25) foot buffer generally parallel to Lucy
Corr Drive.
Ayes:
Nays:
Humphrey, Warren, Barber, Daniel, and McHale.
None.
3/11/98
98-165