98SN0180.pdfFebruary 25, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0180
PrimeCo Personal Communication, L.P.
Bermuda Magisterial District
Interchange of Route 1-295 and East Hundred Road
REQUEST:
Conditional Use Planned Development to permit a 185 foot communications tower
on a Virginia Department of Transportation (VDOT) structure (VDOT
communications tower) in an Agricultural (A) District.
PROPOSED LAND USE:
VDOT plans to erect a communications tower within the right-of-way of the Route
1-295/East Hundred Road interchange. This tower will hold equipment (cameras,
antennas, etc.) that VDOT uses to monitor traffic and road conditions along area
public roads. This tower, for VDOT use exclusively, is exempt from local zoning
regulations. However, use of the VDOT tower by private wireless communications
service providers, such as the applicant, is not exempt from local zoning
regulation. Therefore the applicant is requesting a Conditional Use Planned
Development to permit use of the VDOT tower by the applicant and potentially
other private wireless communications service providers.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 5.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The tower site conforms to the siting criteria of the Public Facilities Plan which
suggests that communications 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 Meadowville Area Plan
which suggests the surrounding area is appropriate for mixed transitional use, and
adjacent property to the east is owned by VDOT and occupied by VDOT road
maintenance facilities. In addition, with the approval of this request, the antennas
of private communications service providers could be accommodated on the VDOT
tower. In this manner, the need for additional communications towers in the area
can potentially be minimized for the immediate future.
Existing vegetation in the vicinity of the proposed VDOT tower site permits a
buffer of mature trees around the tower site, and more particularly between the
tower site and the travel lanes of Route 1-295 and East Hundred Road. Subject to
the recommended buffer condition, the tower generally conforms to the siting
criteria of the 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 high visibility areas such as the intersections of major arterial roads.
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.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
There shall be no signs on the tower by private, nongovernmental
entities 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 within sixty (60) days of action on this
application.
(STAFF/CPC) 3.
If requested by the County, the contractor 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.
98SN0180/WP/FEB25J
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
The tower and equipment shall be designed and installed so as not
to interfere with the Chesterfield County Public Safety Trunked
System. Upon request, 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.
The 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.
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 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.
All driveways and parking areas shall be graveled or paved and
maintained to minimize dust problems and provide ease of ingress
and egress.
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.
(NOTE: This condition would require the screening of mechanical
equipment located on the building or ground from adjacent properties
3 98SN0180/WP/FEB25J
(STAFF/CPC)
and public rights of way. Screening would not be required for the
tower or tower-mounted equipment.)
The private communications tower (encompassing all private
antennae, supporting equipment and accessory structures) shall be
permitted so long as a buffer is maintained around the perimeter of
the tower site. This buffer shall have a minimum width of 100 feet
or such lesser width as depicted on the plan entitled
Communications Facility Exit/Rest Area (RMB 0812-11)
Chesterfield, VA., prepared by VDOT and dated October 9, 1997.
Except for access and utilities (which may be extended generally
perpendicular through this buffer), two (2) parking spaces and
future VDOT improvements, 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 equipmem from adjacem properties and public
rights of way. 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. Within sixty (60) days of the approval of this request,
a landscaping plan depicting this requirement shall be submitted to
the Planning Departmem for approval.
(NOTES: A.
This condition will allow the tower enclosure
(compound) in the location generally depicted
on the referenced plan. Specifically, a 100
foot buffer would be required around the
enclosure depicted in the referenced plan,
except along those sides of the enclosure
nearest the loop and ramp of the interchange.
On these sides of the enclosure, the buffer
width will be the distance between the
enclosure and the loop and ramp, as generally
depicted on the plan.
Bo
These conditions apply to the use of a VDOT
tower by private, nongovernmental entities
such as the applicant. The conditions do not
apply to the VDOT tower if the tower is used
4
98SN0180/WP/FEB25J
solely for the support of VDOT
communications equipment.)
GENERAL INFORMATION
Location:
Within the interchange of Route 1-295 and East Hundred Road. GPIN 821-649 and 822-649
(Sheet 33).
Existing Zoning:
A
Existing Land Use:
VDOT right-of-way (interchange of Route 1-295 and East Hundred Road)
Adjacent Zoning & Land Use:
North, South, East and West- A and I; VDOT right-of-way, VDOT maintenance facilities and
vacant land
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.
PUBLIC FACILITIES
Fire Service:
The proposed tower and associated equipment will have a minimal impact on these facilities.
5 98SN0180/WP/FEB25J
County_ Communicatiolls:
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, the tower should
be designed and constructed so as not to interfere with the Chesterfield County Public Safety
Tnmked System (Proffered Condition 4). Once the tower is in operation, if interference
occurs, the owner/developer should be required to correct any problems. (Proffered
Condition 5)
Court _ty 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. (Proffered 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 Meadowville Area Plan which
suggests area properties to the east, in the vicinity of the Route 1-295~ast Hundred Road
interchange, are appropriate for mixed use transitional use.
Area Development Trends:
The proposed tower site is located on VDOT right-of-way within the interchange of Route
1-295 and East Hundred Road. Property in the vicinity of the tower site is developed for road
improvements within the interchange, or for VDOT maintenance facilities on agriculturally
zoned property owned by VDOT and lying adjacent to the right-of-way to the east. It is
anticipated that these land use patterns will continue for the foreseeable future.
Site Design:
The tower site consists of a fenced enclosure with access to the northbound ramp onto 1-295
from westbound East Hundred Road. As noted herein, a VDOT communications tower is
planned at this location. The applicant wishes to use this tower site for private
communications service facilities.
6
98SN0180/WP/FEB25J
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. (Proffered Condition 6)
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Proffered Condition 2)
Architectural Treatment:
The request property lies within an Emerging Growth Area. The architectural treatment of
buildings and screening of mechanical equipment should comply with Emerging Growth
requirements (Proffered Condition 8). Specifically, Proffered Condition 8 would require that
no building exterior which would be visible to any 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 fi:om 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 Proffered
Condition 8 would not require screening of the tower or tower-mounted equipment.
Buffers:
Given that the tower will be located in proximity to two (2) heavily traveled major arterial
roads, a buffer should be provided between the tower and the travel lanes of Route 1-295 and
East Hundred Road (Proffered Condition 9). The planned tower location and proposed
buffer are designed to preserve a maximum of mature trees between the tower site and the
travel lanes of these heavily traveled highways. Specifically, the applicant has submitted
documentation which suggests that the proposed tower, in the location depicted on the
referenced plan, will minimize the number of large trees within the interchange that must be
removed to accommodate the tower. In addition, the tower location depicted on the
referenced plan maximizes the distance between the tower and the travel lanes of Route 1-295
and East Hundred Road, as well as the distance between the tower and existing and
anticipated area development.
As styled, this condition would allow clearing of portions of the buffer to accommodate
future VDOT improvements, such as pavement widening on the adjacent access ramp.
7 98SN0180/WP/FEB25J
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
developmem and be designed for shared use. Specifically, the proposed tower site lies within the
boundaries of the Meadowville Area Plan which suggests the surrounding area is appropriate for
mixed transitional use, and adjacem property to the east is owned by VDOT and occupied by
VDOT road maintenance facilities. In addition, with the approval of this request the antennas of
other private communications service providers could potentially be accommodated on this tower.
In this manner, the need for additional communications towers in the area can potentially be
minimized for the immediate future. The proposed VDOT tower site permits a buffer of mature
trees around the tower site, and more particularly between the tower site and the travel lanes of
Route 1-295 and East Hundred Road. Subject to the recommended buffer condition, the tower
generally conforms to the siting criteria of the Guidelines for Planning Commission and Board of
Supervisors Review of Substamial Accord Determinations and/or Zoning Approval for
Communications Tower Locations. The guidelines suggest that communications tower sites should
be designed to minimize the visual impacts of the tower on high visibility areas such as the
intersections of major arterial roads. The recommended conditions further minimize the
possibility of any adverse impact on existing or future area developmem, as well as on the
Chesterfield County Public Safety Tmnked 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 presem.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 5.
AYES: Messrs. Shewmake, Marsh, Cunningham and Miller.
ABSENT: Mr. Gulley.
Further, the Commission found the proposed tower to be in substantial accord with the
Comprehensive Plan.
98SN0180/WP/FEB25J
The Board of Supervisors, on Wednesday, February 25, 1998, beginning at 7:00 p.m., will take
under consideration this request.
9 98SN0180/WP/FEB25J
.Z-~.2
Z¢
N
Z¢
~C
Z¢
NOI80
P.D.
VDOT
PROPOSED STABILIZED
CONSTRUCTION ENTRANCE
FOR DETNL. SEE SHEET
PROPOSED 20' WIDE
ACCESS EASEMEN1 ~
PROPOSED COMMUNICATIONS
FACILITY. SEE COMPOUND
DETIAL. ~~
N
w,
I
I
/
~ TAX* ~ZE..~50-JgJ4
I~/F 8ERWUDA pARTEIVE/;
O,B,. ~OT./=G. 745
P,C.~ 119
$.87Z ACRES
---- ~
/
/
TAXe 822-'550-4987
N/F CA/..C,,~NI.K.~A J.
D.8. Z848. /=G. 44~.
P,C~. //9
1,000 ACRES
/
CONTROL CORNER
FOUND VDOT CM
N - 3650043.699
E - 11822257.465
(VASPCS NAD'85(FT))
TAX' 8ZZ-649..~7Z
CO~I~EALTH OF VIRGI~V/A
D~. 1669. PC..
?.C..8.119
· 38' 23'35"
R - 884.93'
T - 308.10'
L - 592.98'
\\
~SSNOlSO --I
98SN0180
In Bermuda Magisterial District, PRIMECO PERSONAL
COMMUNICATION, L. P. requested Conditional Use Planned
Development and amendment of zoning district map to permit a
185 foot communications tower. Use of a permitted VDOT
communications tower by commercial communications providers 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
transitional use. This request lies in an Agricultural (A)
District within the interchange of Route 1-295 and East Hundred
Road on property designated as VDOT right of way on GPIN Map
Sheets 820-650 and 820-646 (Sheet 33).
Mr. Jacobson presented a summary of Case 98SN0180 and stated
that staff and the Planning Commission recommend approval and
acceptance of the proffered conditions.
There was brief discussion relative to zoning for another tower
in the vicinity of the subject property and that possible
rezoning of that property such that only one tower would be
located in the area. Mr. Jacobson stated that he would research
this issue and prepare a report for members of the Board.
Mr. Bill Broaddus, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mrs. Humphrey, the Board
approved Case 98SN0180 and accepted the following proffered
conditions:
There shall be no signs on the tower by private,
nongovernmental entities to identify the tower use.
The base of the tower shall be enclosed by a minimum six
(6) foot high fence, designed to preclude trespassing.
121 2/25/98
A detailed plan depicting this requirement shall be
submitted to the Planning Department for approval within
sixty (60) days of action on this application.
If requested by the County, the contractor 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.
The tower and equipment shall be designed and installed
so as not to interfere with the Chesterfield County
Public Safety Trunked System. Upon request, 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.
The 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.
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 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.
Ail driveways and parking areas shall be graveled or
paved and maintained to minimize dust problems and
provide ease of ingress and egress.
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.
(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.)
The private communications tower (encompassing all
e/es/ss
Ayes:
Nays:
private antennae, supporting equipment and accessory
structures) shall be permitted so long as a buffer is
maintained around the perimeter of the tower site. This
buffer shall have a minimum width of 100 feet or such
lesser width as depicted on the plan entitled
Communications Facility Exit/Rest Area (RMB 0812-11)
Chesterfield, VA., prepared by VDOT and dated October 9,
1997. Except for access and utilities (which may be
extended generally perpendicular through this buffer),
two (2) parking spaces and future VDOT improvements,
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
and public rights of way. 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.
Within sixty (60) days of the approval of this request,
a landscaping plan depicting this requirement shall be
submitted to the Planning Department for approval.
(NOTES: A.
This condition will allow the tower
enclosure (compound) in the location
generally depicted on the referenced plan.
Specifically, a 100 foot buffer would be
required around the enclosure depicted in
the referenced plan, except along those
sides of the enclosure nearest the loop and
ramp of the interchange. On these sides of
the enclosure, the buffer width will be the
distance between the enclosure and the loop
and ramp, as generally depicted on the
plan.
These conditions apply to the use of a VDOT
tower by private, nongovernmental entities
such as the applicant. The conditions do
not apply to the VDOT tower if the tower is
used solely for the support of VDOT
communications equipment.)
Humphrey, Warren, Barber, Daniel, and McHale.
None.
123 2/2s/s8